Feasibility Study Kelas C

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Feasibility Study (Kelas C)
Faculty of Architecture, Planning And Surveying, UiTM (Universiti Teknologi MARA)
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DEPARTMENT OF ESTATE MANAGEMENT

FACULTY OF ARCHITECTURE, PLANNING & SURVEYING,
UNIVERSITI TEKNOLOGI MARA SHAH ALAM
GROUP ASSIGNMENT FOLDER
COURSE CODE : RES551
COURSE NAME : DEVELOPMENT APPRAISAL
CLASS : AP2254C
LECTURE NAME : MADAM FATIN BINTI AZIZ
NAME OF GROUP MEMBERS MATRIC NO

Norfarina binti Basar 2020628586
Nor Fachrunnisa Sahira binti Hanuri 2020628698
Syahidatulmasitah Binti Mohamad Jabbar 2020859584
Nur Ezzati binti Zulkifli 2020884636
Aisyah Nadiah binti Che Adnan 2020896322
NAME OF GROUP LEADER:

Mohammad Razim Ikram bin Nohassim 2020816554
Assignment Title: Market and Feasibility Study
Due date of Assignment: 22 June 2021 Submission Date: 25 June 2021
DECLARATION:
I declare that no part of this assignment has been copied from other person’s work except
where due acknowledgement is made in text, and no part of this assignment has been written
for me by any other person except where such collaboration has been authorized by the
lecturer concerned.
Group’s Leader Signature ………………………… Date: 22 June 2021
A lecturer/tutor has and may exercise a right not to mark this assignment if the above
declaration has not been signed.If the above declaration is found to be false, no mark will be
awarded for this assignment.
Copyright@Estate Management Dept, UiTM Shah Alam

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TABLE OF CONTENT
NO. TITLE PAGE
Executive Summary 2
I. Acknowledgement 3
II. Introduction 4
III. Term Of Reference 4
IV. Date Of Inspection 4
V. Objective of Study 4
1.0 Description of Company 5
2.0 Site Analysis 9
3.0 Assessment On Surrounding Development, Existing Infrastructure, 11

Facilities, Amenities, and Accessibility of Site
4.0 Macroeconomic Analysis 20
5.0 Microeconomic Analysis 24
6.0 Planning Standard, Consideration and Requirement 31
7.0 Demand And Supply Analysis from Property Market Report 43
8.0 Target Market 69
9.0 Swot Analysis 71
10.0 Highest And Best Use of Land 73
11.0 Proposed Development Plan: Development Concept 74
12.0 Proposed Development Plan: Layout Plan 75
13.0 Financial Analysis 76
14.0 Advice and Recommendation 82
16.0 Conclusion 83
17.0 Reference 84
18.0 Appendices 85

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MARKET AND FEASIILITY REPORT

(MIXED DEVELOPMENT PROJECT)
CLIENT : MAJU PROPERTIES SDN BHD

PURPOSE : MARKET AND FEASIBILITY STUDY
DATE OF VALUATION : 26th MAY 2021
PREPARED BY : PARTHEUM CONSULTANT SDN BHD

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EXECUTIVE SUMMARY
INSTRUCTION : Client, Maju Properties Sdn Bhd
PURPOSE : Market and Feasibility Study
DATE OF VALUATION : 26th May 2021
DATE OF REPORT : 18th Jun 2021
PROPOSED DEVELOPMENT : (Mixed Development) consist of

1. 66 unit of Single Storey Terrace House
2. 48 unit of Double Storey Terrace House
3. 5 unit of Double Storey Shophouse
DEVELOPMENT LAND AREA : 7.317 acres
DEVELOPMENT PERIOD : 2 years
LAND ADDRESS : Lot 126, Mukim Dengkil, District of Sepang, State of

Selangor
GROSS DEVELOPMENT VALUE : RM65,492,000.00
TOTAL DEVELOPMENT COST : RM28,933,269.91
DEVELOPER PROFIT : RM22,868,408.00
PAYBACK PERIOD : 8 quarter
SPECIAL REMARKS : None
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I. ACKNOWLEDGEMENT
Alhamdulillah, firstly, thank you to Allah SWT for his blessing and mercy which we able to
complete our assignment before the due date successfully as RES551, Development
Appraisal within the time submission given. Thank you so much to our lecturer, madam Fatin
binti Aziz for guiding us through all the time in finishing our assignment. Without her guidance
and help, we would unable to complete this assignment it as perfectly as she wanted. Without
her assistance, our group may not be able to do this assignment but, she leads us by
explaining all of the points in the task and providing us with references.
We would also like to thanks to our parents because they always support us all the time
such as give us moral support in order to complete this assignment until we manage to
complete it.
Thank you and congratulations to each of our group members for giving good effort and
full cooperation to finish the works. Without effort and commitment from each of the group
members we could never finish this task successfully.
Lastly, thanks to our fellow classmates also which they have help us by giving idea and
information in order to finish this task during completing this assignment. We would like to
express our appreciation for their time and patience throughout the entire process.
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II. INTRODUCTION
We have been assigned the responsibility of preparing feasibility studies and

evaluating the sustainability of property development proposals. Therefore, our team has
completed the Development Appraisal RES551 assignment for the Bachelor in Estate
Management Coursework from March to July 2021.
In this task, lecturer assigned us the scope of development which must be located in
Sepang District. We've been hired as a consultant and market researcher to undertake an in-
depth study in order to assist a local development firm on the best development project and
an option to purchase the property. The proposed land is 7.317 acre and it is a mixed
development project. Therefore, we carry investigation to completed the feasibility report and
assessing the viability of property development project.
III. TERM OF REFERENCE
This market and feasibility study is carried out for proposed project of mixed development
consisting of residential scheme and commercial. The proposed site is located at Lot 126,
Mukim of Dengkil, District of Sepang, state of Selangor Darul Ehsan.
IV. DATE OF INSPECTION
The date of inspection for the proposed site was on 26th May 2019.
V. OBJECTIVE OF STUDY
a. To analyze target market for proposed development.

b. To analyze highest and best of the development of proposed site.
c. To ensure the proposed development sustain and can cope with surrounding
neighborhood.
d. To investigate and identified the profitability and viability for the proposed project.
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1.0 DESCRIPTION OF COMPANY
Partheum Consultant Sdn Bhd is a well-established property consultancy organization that

is licensed by the Malaysian Board of Valuers, Appraisers, and Estate Agents (BOVAEA). The
business now has seven (7) offices across Malaysia and continues to deliver high-quality
professional services to our core customers. The Head office of Partheum Consultant Sdn
Bhd located at Selangor and has 6 offices at Johor, Pahang, and Negeri Sembilan.
The company was established in 1990 and served professional service to clients on
valuation, property management, property consultant and estate agency. The years of
company experience had offers skillful experts and expanded throughout time to become a
well-known and respected professional real estate firm in the country.
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1.1 Details of Company
Name of company : Partheum Consultant Sdn Bhd
Company no : SA-325658D
Address : Jalan Tukul N13/N, Seksyen 14, 40200, Shah Alam,

Selangor
Contact number : 03 - 6258597
Fax number : 03 - 5266451
Email : partheumconsultant@gmail.com
Researcher for this proposal 1. Mohammad Razim Ikram bin Nohassim

2. Norfarina binti Basar
3. Nor Fachrunnisa Sahira binti Hanuri
4. Syahidatulmasitah Binti Mohamad Jabbar
5. Nur Ezzati binti Zulkifli
6. Aisyah Nadiah binti Che Adnan
1.2 Mission
To assist its clients by providing excellent professional services and consultations.
1.3 Vision
Becoming Selangor's leading consultancy and property expert firm, as well as a well-known
property-oriented firm throughout Malaysia.
1.4 Objective of Company
a) Serve excellent service towards customers regarding property management,

valuation, consultancy and real estate agency.
b) Ensure the successful of proposed development to prevent from any financial loss of
suffer.
c) Provide the best consultancy towards a sustainability and profitability development
throughout Malaysia.
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1.5 Methodology
There are several methods and research need to be done before making any
development to obtain information and data that relates to the proposed development for the
area. However, due to Pandemic of Covid-19 we did not manage to go out collecting data and
may refer to online sources only. The methodology of collecting data is as below:
1. Department of Statistic Malaysia Official Portal (DOSM).
 We obtain data regarding the demographic of the population in the proposed site.
2. Jabatan Penilaian dan Perkhidmatan Harta (JPPH).
 At JPPH, we obtain sales evidences as comparable of our subject property to seek for
the land value.
3. JUBM Sdn Bhd.
 At JUBM we obtain data construction cost by referring to Construction Cost Handbook

to calculate the cost involved which is related to our project development.
4. Property Market Report (PMR).
 We also gain information regarding property sales transaction at National Property

Information Centre (NAPIC) at Sepang, and surrounding neighborhood to know the
demand and supply of our proposed development.
Besides from obtaining information from the authorities and site inspection of proposed
development, we also take another initiative by refer to Iproperty, Property Guru, Mudah.my,
Brickz to know the market value at the surrounding neighborhood. We also collect data by
refer to Road, Drainage and Building Act 1974, Uniform Building by Laws 1984, and Planning
Standard from Jabatan Perancangan Bandar dan Desa State of Selangor.
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1.6 Particulars of Title
ITEM DETAILS
Owner’s name Sime Darby Property Sdn Bhd
Company No. 256365-A
Title No. GRN 225418
Lot no. 126
Land Area 2.961 hectare/7.317 acre
PA No. PA52234
Mukim Dengkil
District Sepang
State Selangor
PBT Majlis Perbandaran Sepang
Category of land use Agriculture
Category of lot Freehold
Restriction in interest NIL
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2.0 SITE ANALYSIS
Our chosen subject property is located at lot 126, Mukim Dengkil, district of Sepang,
state of Selangor Darul Ehsan. The land size of the chosen land is 73,170 sqm and equal to
7.137 acres. This land holds the Freehold title and the title number is GRN 225418. This site
is a pentagon in shape while the topography is flat and rolling terrain plus it is not in line with
the main road. This proposed development land is road frontage due to it is located at the first
layer and facing the Persiaran Rimba Permai road. Hence, it has high of accessibility rate.
This land is under the administrative of Sepang Municipal Council and according to the local
authority, the use of land for the proposed development site is agriculture. Therefore, the
conversion on the use of land is necessary since the proposed development is to develop a
mix development project. It consists of residential and commercial type of property.
Figure 1: Site Location
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Figure 2: Front view of the proposed development site
Figure 3: Main access road
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3.0 ASSESSMENT ON SURROUNDING DEVELOPMENT
This chosen site located in a strategic location due to it has high of accessibility rate
and surround by various types of development such as residential, commercial and facilities.
For example, the travel distance from the Sepang Municipal Council to arrive at the proposed
development site only take 4 km. Other than that, there are various of accommodation near to
the chosen site such as Apartment PR1MA and Sejati Residences. On the part of commercial
development, in 3 km to the north-east there is Malakat Mall and DPULZE shopping centre.
There are tons of facilities provided such as, 3 km to the north-west there is new development
which is Cyberjaya Hospital that expected to operate in this year while in 2 km to the south-
west there is Cyberjaya Police Station. Besides, the subject property also surrounds by
academic institutional such as Sekolah Kebangsaan Cyberjaya, Sekolah Menengah
Kebangsaan Cyberjaya and Multimedia University Cyberjaya. Figures below shows the
surrounding developments within the radius of 5 km from the proposed development site.
1. Residential
Figure 4: Apartment P1MA Two
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Figure 5: Laurel LAMANVIEW Cyberjaya
Figure 6: Sejati Resindences
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2. Commercial
Figure 7: DPULZE Shopping Center
Figure 8: MALAKAT Mall
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Figure 9: ELEWSMART Cyberjaya
Figure 10: DXC Global Center-IT/Finance
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3. Facilities and Services
Figure 11: Sekolah Menengah Kebangsaan Cyberjaya
Figure 12: Multimedia University MMU Cyberjaya
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Figure 13: Cyberjaya Police Station
Figure 14: Inland Revenue Board of Malaysia
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Figure 15: Cyberjaya Fire and Rescue Station
Figure 16: Cyberjaya Hospital
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4. Utilities
In Mukim of Dengkil, district of Sepang, there are various of utilities that have been
provided. For instance, Syarikat Bekalan Air Selangor Sdn. Bhd. (SYABAS) is the organization
that responsible to supply water to the community. While, the electricity will be supply by the
Tenaga Nasional Berhad (Putrajaya & Cyberjaya) plus the party that provide the
communication line is Telekom Malaysia TM Cyberjaya 2 @CBJ2. Furthermore, there also
drainage provided by the local authority. In addition, the waste and sewerage system will be
treated by the local authority in the area of Sepang.
Figure 17: SYABAS Wilayah Sepang
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Figure 18: Telekom Malaysia TM Cyberjaya 2 @CBJ2
Figure 19: Sepang Municipal Council
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4.0 MACROECONOMIC ANALYSIS
4.1 Gross Domestic Product (GDP) Analysis
GDP GROWTH RATE OF SELANGOR STATE FROM

2014 TO 2019
8
7.1
6.8 6.8 6.7
7
5.8
6
4.8
5
0
2014 2015 2016 2017 2018 2019
2014 2015 2016 2017 2018 2019
Figure 20: Gross Domestic Product Growth Rate (%) in Selangor from 2014 to 2019
Based on the bar chart above, the bar shows the Gross Domestic Product (GDP)
Growth Rate of Selangor state from 2014 to 2019. The data and information are been taken
from the Department of Statistic Malaysia (DOSM).
The bar chart shows that growth rate in 2014 is 6.8%, and for the next 2 years
witnessed the gradual declining in 2015 and 2016 with growth rate is 5.8% and 4.8%
respectively. Then, the next year the total growth rate dramatically increase with 7.1% in 2017.
After that, bar chart show that the growth rate in 2018 and 2019 were slightly decrease which
is 6.8% and 6.7%.
In addition, there have an article that stated that Selangor government has expect that
the GDP growth rate will lower than previous years. It is due to the impact of COVID-19
pandemic which has plagued the whole country since as early as March.
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4.2 GDP Per Capita of Selangor State
GDP PER CAPITA OF SELANGOR STATE FROM

2015 TO 2019
60,000 54,995
51,528
48,091
50,000 44,616
42,611
40,000
30,000
20,000
10,000
0
2015 2016 2017 2018 2019
GDP per capita
Figure 21: GDP per capita in Selangor 2015 to 2019
Based on bar chart above shows the Gross Development Product (GDP) in Selangor
from 2015 to 2019. The data has been taken from Department of Statistic Malaysia (DOSM).
GDP per capita in Selangor recorded about 42,611 in 2015 as well. Then, its shows
positive performance in 4 years ahead with constant increased with 44,616, 48,091, 51,528
and 54,995. But, the GDP per capita in Selangor will totally being affected due to pandemic
situation in 2020 and 2021 respectively. But recently the performance of GDP show increase
2021 compare than in 2020 due to there are many industrial and other sectors start operates
gradually.
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4.3 Inflation Rate Analysis
INFLATION RATE OF MALAYSIA FROM 2016

TO 2020
5
4
3.8
3
2 2.08
1 0.97
0.66
0
2016 2017 2018 2019 2020
-1 -1.14
-2
2016 2017 2018 2019 2020
Figure 22: Inflation rate of Malaysia from 2016 to 2020
The inflation rate is annual rate of increase of a price index or percentage increase or
decrease in prices during a specified period in annual basis.
The line graph above shows that the inflation rate in 2016 is 2.08 and then increased to
3.8 in 2018. It is a good performance during 2 years. Anyway in 2018, the inflation rate has
been decreasing dramatically with 0.97 then slightly decline for another year with 0.66. the
inflation rate in Malaysia been getting worse by 2020 with -1.14 due to pandemic. However,
the inflation still remains stable even with negative performance.
The capability in purchasing a house or property been influenced by inflation rate. When
the inflation recorded with high rate, so the capability of purchaser also increasing.
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4.4 Real Interest Rate Analysis
REAL INTEREST RATE OF MALAYSIA FROM

2015 TO 2019
4.81
4.226
3.307
2.826
0.799
2015 2016 2017 2018 2019
2015 2016 2017 2018 2019
Figure 23: Real interest rate of Malaysia from 2015 to 2019
Source: World Bank
The line graph above shows the real interest rate in Malaysia from 2015 to 2019. The
data of real interest rate has been taken from the World Bank.
A real interest rate is an interest rate that has been modified to remove the impacts of
inflation in order to reflect the borrower's real cost of funds and the lender's or investor's real
yield. The line graph above shows that the real interest rate in 2015 recorded about 3.307
then it slightly declining in 2016 with 2.826 and drop dramatically in 2017 with 0.799 as well.
However, real interest rate shows positive performance in 2018 which rose sharply with 4.226
then continuing rose in 2019 with 4.81.
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5.0 MICROECONOMIC ANALYSIS
5.1 Employment Analysis
EMPLOYMENT IN SELANGOR FROM 2015 TO 2019

4,000.00
3,359.00 3,446.70 3,489.50
3,500.00 3,135.00 3,217.60
3,457.50 3,546.30 3,592.90
3,000.00 3,212.90 3,325
2,500.00
2,000.00
1,500.00
1,000.00
500.00 77.9 107.4 98.1 99.6 103.4
0.00
2015 2016 2017 2018 2019
Employment Unemployment Labor Force
Figure 24: Employment in Selangor from 2015 to 2019
Year Number of Number of Employment Umber of Unemployment

Labour Employment Rate % unemployment Rate %
Force
2015 3,212.9 3,135.0 97.6 77.9 2.4
2016 3,325.0 3,217.6 96.8 107.4 3.2
2017 3,457.5 3,359.4 97.2 98.1 2.8
2018 3,546.3 3,446.7 99.6 2.8
2019 3,592.9 3,489.5 103.4 2.9
Table 1: Employment Analysis
The bar chart and table above show the employment and unemployment rate in
Selangor from 2015 to 2019. These data were obtained from Department of Statistic Malaysia.
Based on data that has been provided above shows that the number of labour force
were going up continuously from 2015 to 2019. Then, the number of employments also
increase year by year while number of unemployment record volatile amounts each year.
These shows that the employment rate and the number of labour force in Selangor was in a
stable state even showing volatile rates each year.
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5.2 Population Analysis in Selangor
NUMBER OF POPULATION IN SELANGOR

(2015 - 2019)
6.53
6.47
6.38
6.29
6.18
2015 2016 2017 2018 2019
Population
Figure 25: Number of populations in Selangor from 2015 to 2019
POPULATION BY GENDER FROM 2015 TO 2019

3.5
3.4
3.4 3.36
3.32
3.3 3.27
3.2 3.13
3.11
3.1 3.06
3.02
3
2.9
2.8
2016 2017 2018 2019
Male Female
Figure 26: Population by Gender from 2015 to 2019
2015 2016 2017 2018 2019
Population 6.18 6.29 6.38 6.47 6.53
Male - 3.27 3.32 3.36 3.4
Female - 3.02 3.06 3.11 3.13
Table 2: Population and Gender in Selangor from 2015 to 2019
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The bar chart and table above show the number of population and gender in Selangor
from 2015 to 2019. The number of populations in Selangor record positive performance which
population was continuously increasing every year. While, the number of male genders was
leading ahead compared than female.
In conclusion, it is can influence the successful of proposed development. it is because

the population were increasing every year. So, the demand for house and properties in
Selangor will also increase respectively. This proposed development can help to fulfil the
demand of house in that area in the real estate market as well.
5.3 Ethnicity Analysis
Ethnic
Group Year
2016 2017 2018 2019 2020
Total 6,291.5 6,380.7 6,475.0 6,506.1 6,538.1
Bumiputera 3,325.8 3,387.5 3,460.4 3,530.7 3,597.2
Chinese 1,544.0 1,553.4 1,560.3 1,567.1 1,573.8
Indian 719.6 724.0 727.8 731 733.8
Others 45.2 47.4 49.1 50.6 52.1
Non-
Malaysia 656.9 668.4 677.5 626.7 581.1
Citizens
Table 3: Ethnicity Group
The table above shows the number of citizens in Malaysia accordance to ethnicities
from 2016 to 2020. It is shows that Bumiputera were majority citizen in Selangor then been
follow with Chinese, Indian and others. The number of populations in every ethnicity were
continuously rose year by year.
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5.4 Income Level Analysis
5.4.1 Median income
Selangor recorded in top 3 in median income according to Department of Statistic

Malaysia after wilayah Persekutuan Kuala Lumpur and Wilayah Persekutuan Putrajaya which
is above national level. It records about 7.5% which is RM 6,214 in 2014 and then in 2016 with
7.5% which is RM 7,225 respectively. Even though, the percentage in 2014 and 2016 still
remains same percentage but it still recorded highest median income in Malaysia which is top
3 in the list, this shows that Selangor were have enough capability of purchasing power. So,
these can support the successful of this proposed development which is the most capable
state in Malaysia
Figure 26: Median monthly household income by state , Malaysia, 2014 and 2016
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5.4.2 Mean Income by State
The figure below shows the mean in come by state in Malaysia. Selangor recorded in
top 3 in the list which is below Wilayah Persekutuan Kuala Lumpur and Wilayah Persekutuan
Putrajaya. The mean income in Selangor is 8.1% with RM 8,252 in 2014 while in 2016 with
6.8% which is about RM 9,463. Even though the percentage were decline in 2016 but Selangor
still recorded the highest mean monthly household income in Malaysia which is exceed the
national growth rate.
Figure 27: Mean monthly household income by state , Malaysia, 2014 and 2016
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Median and mean monthly household income in 2019.
Figure 28: Median and mean income in 2019
The figure above shows the median and mean household income by state in Malaysia
in 2019. Selangor recorded median income about RM 8,210 with 4.3% in average growth
annual while the mean income is RM 10,827 with 4.5% in average growth annual in 2019.
Selangor still has the recorded the highest amount which is as top 3 in the list with the other
states.
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5.5 Household Income by District in Selangor
Table 4: Household Income in Selangor
District of Sepang is the selected site for this proposed development. Based on the
figure above, Sepang recorded the highest in median monthly household income among the
other district in Selangor with RM8,174 in 2016 then increase to RM8,937 in 2019. However,
the mean monthly household income in Sepang was recorded about RM10,121 in second
place in 2016. Then, it is increase to RM12,254 in 2019 as second district with highest mean
monthly household income in Selangor.
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6.0 PLANNING STANDARD PARTICULAR AND REQUIREMENTS
Planning standard is the guideline for developer in order to develop in the certain area
and it is necessary to follow the planning standard in the development project as required by
the authorities. In this development project will come out with the mixed development which is
combination between residential and commercial purpose. The serviced apartment and the
open space must follow the guidelines of planning standard that has been authorized.
Plinth Area
Accordance to Manual Guideline and Selangor Planning Standard, the plinth area is
not more than 60% of the total land area for the proposed project. In this proposed
development will use 60% for plinth area while another 40% used for open space. The
calculation of allowable plinth area as shows below: -
Total land area = 2.961 hectares x 2.471
= 7.317 acres
= 7.317 acres x 43,560 sq.ft
= 318,728.52 sq.ft
Plinth area = 60% X 318,728.52 sq.ft
= 191,237.11 sq.ft
The plinth area of our proposed development is about 191,237.11 square feet. The
entire of the total plinth area will be used to develop the serviced apartment as to maximize
the utilization of land resources as to meet principle of highest and best use in this proposed
development. The number of units for proposed development plots as shows below: -
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No Types of Location Dimension Unit Total Land Percentage(%)

Units Units Area(sq.ft)
1 Single Intermediate 20’x70’ 54 66 105,000 32.94
Storey Lot
Terrace
House
Corner lot 35’x70’ 12
2 Double Intermediate 20’x70’ 38 48 77,700 24.38
Storey Lot
Terrace
House
Corner Lot 35’x70’ 10

3 Double Intermediate 20’x70’ 3 5 8,400 2.64
Storey
Shophouse
Corner 30’70’ 2
4 Total 191,100 59.96
The rest of balance 60% for plinth area which is 137.11 sqft (0.04%) will be used for
open space since this proposed development use green concept and Guarded and Gated.
So, these concepts will incur more space to be implemented.
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1. Single Storey Terrace House
WET KITCHEN BEDROOM
DRY KITCHEN
BEDROOM
DINING
BEDROOM
MASTER LIVING AREA

BEDROOM
PORCH
Figure 29: Single storey terrace house plan
Type Intermediate Corner Lot

Dimension per unit 20’ x 70’ 35’ x 70’
(feet)
Lot size (square feet) 1,400 2,450
Gross Floor Area 1,000 1,000
Number of units 54 12
Area (sq.ft) 75,600 29,400
Total land area 105,000
Percentage (%) 32.94
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2. Double storey terrace house
Figure 30: Double storey terrace house plan

(feet)
Dimension of building Gf: 20’ x 48’ Gf: 20’ x 48’
1st Floor: 20’ x 48’ 1st Floor: 20’ x 48’

Number of units 38 10
Area (sq.ft) 53,200 24,500
Percentage (%) 24.38
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3. Double Storey Shophouse
10'-0" 10'-0" 7'-0" 13'-0"
6'-0"
UTILITY AREA
STORE
STORE
12'-0"
KITCHEN
5'-0"
TOILET
W.C
OFFICE DISPENSING
BATH
7'-0"
ROOM COUNTER
9'-0"
BEDROOM
DINING
10'-0"
BEDROOM
70'-0"
SHOP AREA
LIVING
17'-0"
44'-0"
BATH/W.C
17'-0"
MASTER BEDROOM
8'-0"
WALKWAY 5'-0"
BALCONY
Figure 31: Double storey shophouse plan

(feet)
Dimension of Gf: 20’ x 44’ Gf: 30’ x 44’
building
1st Floor: 20’ x 65’ 1st Floor: 30’ x 65’
Number of units 3 2
Area (sq.ft) 4,200 4,200
Percentage (%) 2.64
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Open Space
For open space area will used about 40% of the land area in this proposed
development. The open space will be consisting of facilities, utilities and landscaping as well.
The utilities will be providing with electrical substations (TNB), water supply, sewerage system
and phone lines for usage of the proposed building. The other facilities also included car parks,
playground, road reserved, landscape and pedestrian walk.
Total land area = 2.961 hectars x 2.471
= 7.317 acres
= 7.317 acres x 43,560 sq.ft
= 318,728.52 sq.ft
Open space = 40% X 318, 728.52 sq.ft
= 127,491.41 sq.ft
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1. Double chamber electrical substation
Figure 32: Substation
Figure 33: Substation Plan
According to Guidebook Electrical Substation Design Standards by Distribution

Division, TNB the measurement for the double chamber substation is 43X19. The substation
must be developing with buffer zone and access road for maintenance and schedule
inspection. The paint, roof and others requirement must follow the guideline from Tenaga
Nasional Malaysia.
The electricity supply is necessary to be provided in the development in order to fulfil

the needs and requirement that has been authorized by authority.
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2. Water Tank
According to Infrastructure and Utility Planning Guidelines by the Planning Department

Towns and Villages of Peninsular Malaysia, the average daily water demand for single storey
terrace house, double storey terrace house and double storey shophouse must 1,300/ unit,
1,500/ unit and 3,000/ unit.
Figure 34: Guidelines of water demand.
The total demand of treated water for all units of residential and commercial is 172,800
liter per day for usage of all buildings. So, the dimension that will be used to construct the
water tank is 190’ x 220’ with a depth 170 feet. This water tank is quite enough accommodating
the amount of treated water for this proposed development.
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3. Guard House
Figure 35: Guard House Plan
As for our proposed development come up with Guarded and Gated concept, so the
existence of guard house is necessary in this development. It is function as a place for the
guards that on duty to patrol and survey of inbound and outbound movements inside the
residential area. The standard size of guard house will depend on guard that been in charge
on certain place. So, the dimension for guard house that will be used in this development is
12’x9’ that located at entrance of residential area.
4. Parking Lot
As for the parking lot for residential unit already been provided together in their residential
area. The dimension of parking lot that need to be provided for commercial unit according to
Selangor state Planning Guidelines and Standards Manual (Third Edition) is minimum 8’ x 16’.
The number of parking lot that need to be provided in this area is about 17 bays and being
plus with 20% of total number of parking lot. Every 500 sqft of gross floor area must provide
with 1 unit of parking lot. For OKU parking additional 2% of parking lot with ramp facilities.
Then, for motorcycle parking lot need to be provide with 1 unit for every 905 sqft of gross floor
area.
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No. Parking lot Units Area (sqft)

1 Car parks (8’x16’) : 25 bays 3,840
: 25 bays + 5 bays
(20% of total parking
lot)
: 30
2 OKU Parking (8’x16’) 2 256
3 Motorcycle (4’x9’) 14 504
5. Play Lot
Figure 36: Playground
Figure 37: Planning Standard for play lot
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According to Open Space and Recreational Area Planning Guidelines by Town and
Country Planning Department, Ministry of Housing and Local Government, the playground
that will be develop minimum 0.5-1.5 acres of the total land area in site. So, for playground
area will incurred of 165’ x 140’ with total land area about 23,100 sqft. The playground
installation is an obligation that needs to be provided by the developer in residential
development.
It is necessary for developer to provide playground in housing scheme as recreation

needs for human which is future buyers and occupants of this proposed development. So, it
also fulfils the criteria of green concept in this proposed development as well.
6. Road Reserved
Road reserve is defined the designated area of land that been develops with public
street or private road, footpaths and associated features maybe be constructed for public
travel. This may be defined by cadastral boundaries. The road reserve consists of Main
Collector Road, Small Collector Road and Local Road. In this proposed development for road
reserved will only construct Small Collector Road, Local Road and pedestrian path as this
proposed site already located in front of main road Persiaran Rimba Permai.
a) Small Collector Road
Figure 38: Small Collector Road.
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Small Collector Road is function to connect main road with the local road in housing
scheme that will give an accessibility to access to this area. The width for this road is about
12.19m – 15.24m (40-50 ft) that been provided with two hallways. Every hallway has width
with 2.75m and together with ditch 1.0m on left and right side of road. The pedestrian and
bicycle path usually 3.75m on left and right side of the road.
b) Local Road
Figure 39: Local Road
As for Local Road, the width must in 12m – 15m (40 ft– 50 ft) and need to be provided
with pedestrian and bicycle path with width of 2.75 meters on left and right side of the road.
the long of this road usually 50m to 150m which depend of type of development. The existence
of ditch also necessary for drainage system with 1.0m.
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7.0 DEMAND AND SUPPLY ANALYSIS FROM PROPERTY MARKET REPORT

2018-2020
7.1 Overview of The Malaysian Property Market.
On the back of a more positive economic outlook, the property market is largely
projected to begin recovering in 2021. A more hopeful prognosis is supported by a resurgence
in global demand and a reversal in public and private sector expenditure, according to Bank
Negara Malaysia (BNM), as well as sustained policy assistance. Despite low market
sentiment, the Malaysian stock market outperformed expectations in 2020, putting it in a
strong position to achieve substantial gains in the coming year, albeit at a slow and cautious
pace. According to Malaysia's Valuation & Property Services Department (JPPH), the property
market saw 295,968 transactions worth RM119.08 billion in 2019, down 9.9% in volume and
15.8% in value from the previous year.
According to PropertyGuru Market Index, the Malaysia Property Market Index, the
overall median asking price per square feet in four main Malaysian markets – Kuala Lumpur,
Selangor, Penang, and Johor – fell by 1.79% year-on-year in the first quarter of 2021,
according to a study that measures asking prices in primary and secondary property markets
on a quarterly basis quarter 1 2021. Despite an optimistic performance in the preceding
quarter that pointed at stabilization, asking prices resumed a declining trend in quarter 1 2021,
falling 0.84% to 87.86 points. The global median asking price per square foot remained same
in quarter 4 2020, at 88.60 points, as it had been in quarter 3. The unexpected increase in
COVID-19 in January and February of this year is likely to have influenced consumer mood
and put downward pressure on asking prices, demonstrating that the market remains sensitive
to pandemic-related developments.
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The Malaysia Property Market Index, a quarterly study that measures asking prices in
primary and secondary property markets, revealed that in the first quarter of 2021, the total
median asking price per square feet in five main Malaysian markets — Kuala Lumpur,
Selangor, Penang, and Johor – fell by 1.79 percent year-on-year (YoY) (Q1 2021). To prevent
overbuilding, the government has implemented a number of policies aimed at limiting
speculation and discouraging developers from overbuilding. On properties valued more
beyond MYR 1 million, stamp duty was raised from 3% to 4%. The government also increased
the real property gains tax (RPGT) by 5% on sales of properties owned for more than six
years.
According to the Valuation and Property Services Department (JPPH), Malaysia's

house price index climbed a tiny 0.41 percent in Q3 2019. This is a significant drop from an
annual price increase of 8.3% from 2010 to 2018. House prices declined 0.66 percent y-o-y in
Q3 2019, when adjusted for inflation. In Q3 2019, the house price index declined 0.76 percent
(-1.09 percent inflation-adjusted) on a quarterly basis. The COVID-19 epidemic is
exacerbating the situation. The average property price in Malaysia was MYR 423,179.
National price increases, on the other hand, have been more modest. Malaysian house prices
increased by 96.1 percent between 2005 and 2015. (52.4 percent inflation-adjusted). Between
2016 and 2018, the average yearly increase in house prices in the United States was 5.2
percent (3.3 percent inflation-adjusted). Last year, however, the housing market slowed as the
government's market-cooling policies took effect.
The property market report (PMR) is useful for learning about the trends in different
types of property in Malaysia, such as single-story terrace houses, double-story shop houses,
apartments, and so on. On a yearly basis, we may learn about the correlation between
demand and supply of mixed developments that contain residential units from the Property
Market Report (PMR). We're looking at a 3-year period from now, from 2018 to 2020. In order
to determine the current demand and supply, we must first identify the existing stock in the
market, the properties that have been completed, and the planned and incoming supply of
properties. We may learn about the performance of various types of properties involved in
development, particularly in the state of Selangor, from the Property Market Report. By looking
at the number of transactions that occur each year, we can determine which properties have
the highest demand. When the number of transactions is high throughout the year, it indicates
that there is a significant demand for the type of dwelling.
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Figure 40: Residential and Commercial Market in General
TRANSACTION BY PRICE RANGE FOR THE PRICIPAL

PROPERTY SUB-SECTOR
60,000
50,000
40,000
30,000
20,000
10,000
0
Residential Commercial Agricultural Industrial Dev land Others
2018 2019 2020
Source: Property Market Report by NAPIC (JPPH)
SECTOR NUMBER OF TRANSACTION PERCENTAGE CHANGES

FROM YEAR TO YEAR
2018 2019 2020 2018 2019 2020
RESIDENTIAL 47,715 51,981 44,034 77.9 78.1 79.6
COMMERCIAL 5,431 6,394 4,779 8.9 9.6 8.6
INDUSTRIAL 2,029 2,212 1,601 3.3 3.3 2.9
AGRICULTURAL 3,587 3,563 3,099 5.9 5.4 5.6
DEV. LAND 2,504 2,398 1,773 4.1 3.6 3.2
OTHER 0 0 0 0 0 0.0
TOTAL 61,266 66,548 55,286 100.00 100.00 100.00
Table 5: Number of transactions by price range for the main property sub-sectors of
residential, commercial, industrial, agricultural, development land, and others in Selangor
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From 2018 to 2020, the graph above depicts the number of transactions by price range
for the main property sub-sectors of residential, commercial, industrial, agricultural,
development land, and others in Selangor. The information above was taken from the Property
Market Report prepared by Valuation & Property Service Department (JPPH). The
performance of the property market in Selangor for all categories of property can be seen
clearly in the chart above, whether it is expanding, falling, or remaining steady.
Residential property is the most common type of transaction in Selangor. From 2018
to 2019, the number of transactions has been steadily increasing. However, the number of
residential property transactions decreased somewhat in 2019, from 51,981 to 44,034 units.
From 2018 to 2020, we can see that there are only minor variations in the trend for residential
units. Between 2018 and 2020, the average percentage of residential property transactions
was 78.5 percent.
According to the graph above, commercial property is the second most common type
of transaction in Selangor. The flow of commercial property transactions is similar to that of
residential property, where the number of transactions has increased from 2018 to 2019, with
a minor reduction in 2020 from 6,394 to 4,779 units. From 2018 to 2020, the average
percentage for the business sector was 9.03percent.
To summarise, according to the Property Market Report, the number of residential and
commercial property transactions increased from 2018 to 2019, but there was a slight
decrease in 2019, with residential transactions increasing from 51,981 to 44,034 units and
commercial transactions decreasing from 6,394 to 4,779 units.
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Figure 40: Current Demand for Housing
Breakdown of Number of Residential Property Transaction

According to Types in Sepang
1400
1200
1000
800
600
400
200
0
2018 2019 2020
Vacant Plot 568 437 438
Single Storey Terrace 203 262 315
2-3 Storey Terrace 795 1,326 1,176
Single Storey Semi-Detach 114 107 211
2-3 Storey Semi-Detach 143 159 185
Detach 84 125 70
Condominium/ Appartment 283 329 299
Cluster House 108 118 58
Town House 58 65 68
Low Cost House 111 108 86
Low-Cost Flat 57 56 71
Others 0 0 0
Vacant Plot Single Storey Terrace 2-3 Storey Terrace

Single Storey Semi-Detach 2-3 Storey Semi-Detach Detach
Condominium/ Appartment Cluster House Town House
Low Cost House Low-Cost Flat Others
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According to the graph above, the most common type of residential property
transaction in Sepang from 2018 to 2020 was a 2-3 storey terrace house. Even if the number
of transactions for 2-3 storey terrace houses is falling in 2020, the total number of transactions
is still deemed substantial. The second most common type of residential property transaction
is a condominium/ apartment. Between 2018 and 2019, the condominium or apartment trend
is slightly increase. Then the graph shows a decline in the number of condominium/ apartment
transactions from 2019 to 2020 which are 329 to 299 units respectively.
According to the line graph, single storey terrace house transactions accounted for the
third greatest number of residential property transactions in Sepang from 2018 to 2020.
According to the graph, the number of single storey terrace house shows an increasing trend
from 2018 to 2020. This indicates that there was a great demand for apartment/ condominiums
in every year.
According to the graph above, the volume of residential property transactions in

Sepang for single storey semi detach house slightly decreased in 2019 which are from 114 to
107 units. However, in 2020, the number of transactions for single storey semi detach house
increase significantly from 107 units to 211 units. It shows that demand for single storey semi
detach house increased.
Despite the fact that the number of residential property transactions in Sepang is
displaying an uncertain trend in the graph for all of these categories of residential, demand
remains strong, indicating that these forms of residential have a future in the property market.
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Figure 41: Current Demand for Commercial
Breakdown of Number of Commercial Property Transaction

According to Types in Sepang
140
120
100
80
60
40
20
0
2018 2019 2020
Vacant Plot 19 20 10
Pre-war Shop 3 1 1
1-1 1/2 Storey Shop 7 12 7
2-2 1/2 Storey Shop 84 75 43
3-3 1/2 Storey Shop 27 46 34
4-4 1/2 Storey Shop 5 3 4
Shop Unit/ Retail Lot 41 18 26
Office Lot 40 60 20
Shopping Complex 0 0 0
Purpose Built Office 1 0 0
Service Appartment 54 82 131
Hotel/ Leisure 6 4 0
Others 1 24
Vacant Plot Pre-war Shop 1-1 1/2 Storey Shop

2-2 1/2 Storey Shop 3-3 1/2 Storey Shop 4-4 1/2 Storey Shop
5-5 1/2 Storey Shop 6-6 1/2 Storey Shop Shop Unit/ Retail Lot
Office Lot Shopping Complex Purpose Built Office
Service Appartment Hotel/ Leisure Others
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The line graph above depicts the split of the number of commercial property
transactions in Sepang by type between 2018 and 2020. The most common commercial
property transaction in Sepang is service apartment, followed by a 2-2 ½ storey shop, a 3-3
½ storey shop, and an office lot. The number of transactions for 2service apartment has
increased slightly from 54 units in 2018 to 82 units in 2019. However, in year 2020, the
number of transactions increased sharply from 82 to 131 units.
We can deduct from the graph that there is a considerable demand for 2-2 1/2 storey
shop houses in Sepang. Even while the number of property transactions decreased from 2018
to 2020, but 2-2 1/2 storey retail houses is stay among the top two most demand commercial
property in Sepang.
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7.2 Residential Sector in Sepang
Supply Analysis
a) Single Storey Terrace House
a.i) Existing Supply
Single Storey Terrace House

8,600
8,500
8,400
8,300
8,200
8,100
8,000
7,900
7,800
7,700
Existing Supply
2018 7,977
2019 8,451
2020 8,467
2018 2019 2020
Figure 42: The existing stock of single storey terrace house
The graph above depicts a supply and demand analysis single storey terrace houses
from 2018 to 2020. From 2018 to 2019, the existing supply rise sharply from 7,977 to 8,451
units. Last but not least, the existing supply in 2020 was reported to be 8,467 units which
shows slight increase. In summary, the highest current supply was recorded in 2020, at 8,467
units, and the lowest existing supply was recorded from 2018, at 7,977 units.
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a.ii) Completion

60
50
40
30
20
10
0
Completion
2018 20
2019 52
2020 16
2018 2019 2020
Figure 43: Completion of single storey terrace house
The graph above shows the completion of a single storey terrace houses supply study
from 2018 to 2020. The total number of units completed in 2018 was 20 units. In 2019, the
total number of units completed increased sharply which 52 units. Then in 2020, the number
of completions deep to on 16 units. The maximum completion, 52 units, was reported in 2019,
and the lowest, 16 units, was recorded in 2020.
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a.iii) Incoming Supply

700
600
500
400
300
200
100
0
Incoming Supply
2018 654
2019 180
2020 196
2018 2019 2020
Figure 44: Incoming supply of single storey terrace house
The graph above depicts the incoming supply of single storey terrace housing supply
analysis from 2018 to 2020. In 2018, the incoming supply was recorded at 654 units and it
drop sharply to 180 units in 2019. However, in 2020, the incoming supply increased slightly to
196 units. The highest number of units, 654 units, were reported in 2018.
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a.iv) Starts

18
16
14
12
10
0
Starts
2018 16
2019 0
2020 0
2018 2019 2020
Figure 45: Starts of single storey terrace house
The graph above depicts the starts of single storey terrace house from 2018 to 2020.
In 2018, the number of starts was recorded 16 units. The starts in 2019 and 2020 was recorded
the same number which is 0 unit. The highest number of units was recorded in year 2018
which was 16 units.
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a.v) Planned Supply

250
200
150
100
50
0
Planned Supply
2018 108
2019 174
2020 220
2018 2019 2020
Figure 46: Planned supply of single storey terrace house
The graph above depicts the planned supply of single storey terrace house from 2018
to 2020. In the year 2018, the planned supply was 108 units. Following that, the planned
supply for 2019 was 174 units. Last, the planned supply in 2020 was 220 units. As a result,
the chart shows that the greatest projected supply was 220 units in 2020, while the lowest
starts was 108 units in 2018. This show the bar graph of the planned supply is increasing.
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a.vi) New Planned Supply

18
16
14
12
10
0
New Planned Supply
2018 16
2019 0
2020 10
2018 2019 2020
Figure 47: New planned supply of single storey terrace house
The graph above shows the new planned supply of single storey terrace house
between 2018 and 2020. The new planned supply in 2018 was recorded about 16 units. Next,
in year 2019 was recorded at 0 unit. Last, the new planned supply was recorded 10 units in
2020. The highest number of new planned supply was recorded at 16 units in 2018 and the
lowest in 2019 at 0 unit.
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b) Double Storey Terrace House
b.i) Existing Supply
Double Storey Terrace House

24,000
23,000
22,000
21,000
20,000
19,000
18,000
Existing Supply
2018 19,903
2019 21,880
2020 23,164
2018 2019 2020
Figure 48: Existing supply of double storey terrace house
The graph above shows the existing supply of double storey terrace house supply
analysis from 2018 to 2020. From 2018 to 2020, the existing supply shows an increasing
number. The existing supply was recorded at 19,903 units in 2018. Then in 2019, the existing
supply was recorded at 21,880 units. In 2020, it was recorded at 23,164 units. The highest
number of existing supplies was recorded in 2020 at 23,164 and the lowest was recorded in
2018 at 19,903 units.
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b.ii) Completion

1200
1000
800
600
400
200
0
Completion
2018 360
2019 221
2020 1,071
2018 2019 2020
Figure 49: Completion of double storey terrace house
The graph above reflects the completion of a double storey terrace house supply
analysis from 2018 to 2020. The total number of units completed in 2018 was 360. In 2019,
the total number of units completed was 221. And the total number of units completed in 2020
is 1,071. The biggest number of units completed was 1,071 in 2020, while the lowest number
of units completed was 360 in 2018.
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b.iii) Incoming Supply

8,000
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
Incoming Supply
4,893 4,893
2019 5620
2020 7141
4,893 2019 2020
Figure 50: Incoming supply of double storey terrace house
The graph above depicts the incoming supply of double storey terrace house supply
analysis from 2018 to 2020. In 2018, there were 4,893 units in the incoming supply. Following
that, the incoming supply in 2019 was 5,620 units. In 2020, 7,141 units of incoming supplies
were registered. As a result, the graph shows that incoming supply increased from 2018 to
2020. The highest number of units was recorded in 2017, with 7,141 units while the lowest
was recorded in 2018 at 4,893.
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b.iv) Starts

1600
1400
1200
1000
800
600
400
200
0
Starts
2018 53
2019 1364
2020 997
2018 2019 2020
Figure 51: Starts of double storey terrace house
The graph above illustrates the starts of double storey terrace house from 2018 to
2020. The starts in 2018 was recorded at 53 units and it increased sharply to 1,364 units in
2019. Then, in 2020, the number of starts decreased slightly to 997 unit. The highest number
of starts was in 2019 at 1,364 and the lowest number of starts was in 2018 at 53 units.
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b.v) Planned Supply

7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
Planned Supply
2018 5,102
2019 6,089
2020 6,176
2018 2019 2020
Figure 52: Planned supply of double storey terrace house
The graph above represents the planned supply of double storey terrace house from
2018 to 2020. In the year 2018, the planned supply was 5,102 units. Following that, the
planned supply for 2019 was 6,089 units. Last, the number of planned supplies in 2020 was
6,176 units. To conclude, the highest number of planned supplies was in 2020 and the lowest
was 2018 which are 6,176 and 5,102 respectively.
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b.vi) New Planned Supply

1400
1200
1000
800
600
400
200
0
New Planned Supply
2018 475
2019 1,210
2020 997
2018 2019 2020
Figure 53: New planned supply of double storey terrace house
The graph above depicts the fresh supply of double storey terrace house from 2018 to
2020. In 2018, 475 units of new planned supply were registered. Following that, in 20191,210
units were recorded. In 2020, the number of new planned supply decreased to 997 units. In a
nutshell, the highest number of new planned supply for double storey terrace house was in
2019 at 1,210 units and the lowest was in 2018 at 475 units.
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7.3 Commercial Sector in Sepang
a) Double Storey Shophouse
a.i) Existing Supply
Double Storey Shophouse

1,730
1,720
1,710
1,700
1,690
1,680
1,670
1,660
1,650
1,640
Existing Stock
2018 1,669
2019 1,678
2020 1,718
2018 2019 2020
Figure 54: Existing supply of double storey terrace shophouse
The graph above displays a supply and demand analysis of double storey shophouse
within 2018 to 2020. In 2018, the existing supply was recorded at 1,669 units. Aside from that,
the existing supply was recorded at 1,678 units in 2019. Following that, the existing supply in
2020 was 1,718 units. In a nutshell, the bar chart shows the increasing number of existing
supplies from 2018 to 2020. The highest number of existing supplies was in 2020 at 1,718
units while the lowest number was in 2018 at 1,669 units.
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a.ii) Completion

100
90
80
70
60
50
40
30
20
10
0
Completion
2018 86
2019 0
2020 0
2018 2019 2020
Figure 55: Completion of double storey terrace shophouse
The graph above depicts the completion of a double storey shophouse supply analysis
within 2018 to 2020. The total number of units completed in 2018 was 86 units. The number
of completions in 2019 and 2020 remained the same which is zero. The highest number of
completions was in 2018 at 86 units.
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a.iii) Incoming Supply

106
104
102
100
98
96
94
92
90
Incoming Supply
2018 105
2019 96
2020 96
2018 2019 2020
Figure 56: Incoming supply of double storey terrace shophouse
The graph above depicts the incoming supply of double storey shophouse supply
analysis within 2018 to 2020. In 2018, there were 105 units in the incoming supply. While the
number of incoming supplies remained the same in 2019 and 2020 which was 96 units. To
conclude, the highest number of incoming supplies was in 2018 at 105 units and the lowest
was in 2019 and 2020 at 96 units respectively.
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a.iv) Starts

1
0.9
0.8
0.7
0.6
0.5
0.4
0.3
0.2
0.1
0
Starts
2018 0
2019 0
2020 0
2018 2019 2020
Figure 57: above shows starts of double storey terrace shophouse
The figure above shows the number of starts for doble storey shophouse in 2018 to
2020. The number of starts were remained same from 2018 to 2020 which are zero.
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a.v) Planned Supply

285
280
275
270
265
260
255
250
Planned Supply
2018 263
2019 277
2020 281
2018 2019 2020
Figure 58: Planned supply of double storey terrace shophouse
The figure above shows the number of planned supplies for double storey shophouse
within 2018 to 2020. In 2018, the number of planned supplies was recorded at 263 units in
2018. Next, 277 units of planned supply number was recorded in 2019. In 2020, the number
of planned supplies was recorded at 281 units. The highest number of planned supplies was
recorded in year 2020 and the lowest was 2018 which are 263 units and 281 units respectively.
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a.vi) New Planned Supply

16
14
12
10
0
New Planned Supply
2018 1
2019 14
2020 0
2018 2019 2020
Figure 59: New planned supply of double storey terrace shophouse
The figure above shows the number of new planned supply for double storey
shophouse within 2018 to 2020. In 2018, the number of new planned supply was recorded at
1 unit. Then it increased to 14 units in 2019. In 2020, the number of new planned supply was
recorded at 0 unit. In a nutshell, the highest number of new planned supply was in 2019 and
the lowest was in 2020 which are 14 units and 0 unit respectively.
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8.0 TARGET MARKET
Partheum Consultant Sdn Bhd, working as a consultant and advisor, has carried out a
more detailed analysis on the Market Feasibility of the developer's proposed development.
The project, which is located in Sepang, is a mixed development that includes both residential
and business units. The proposed development covers roughly 2.9610848 hectares (7.317
acres) of land.
The most significant aspect of any company's property marketing strategy is their
target market. Selangor has a population of over 6.57 million people, making it the most
populous state in Malaysia. Selangor has the highest population density due to its strategic
location, which provides business opportunities, employment, and economic growth. As a
result, many people prefer to migrate to Selangor in order to improve their level of living. They
wish to improve their lives by seeking a better work offer outside of their current location.
Because our development will be developed in the Sepang area, our target market will
be in Sepang. The target market will be a certain group of people who have the financial
means to own or buy a home, as determined by employed people, competition, and household
income. As a result, finding the owner or purchasers for the property that has been presented
in that location will be easier. In terms of the target market's demographic, Selangor's
population has grown steadily throughout the years. Selangor has a population of 6,380.8
thousand people in 2017. Selangor's population grew at an average yearly rate of 2.19 percent
from 5,249.7 thousand in 2008 to 6,380.8 thousand in 2017. We can assess the level of
economic development based on the surrounding area and determine if it is favourable or
unfavourable for the new development.
According to the 2019 Household Income and Basic Needs Survey Report that has
been stated in 2019, Malaysia's median income was RM5,873 in 2019, while the mean income
was RM7,901 in 2019. In terms of annual growth, Malaysia's median income increased by 3.9
percent in 2019 compared to 6.6 percent in 2016. Furthermore, median income increased by
4.2 percent in 2019. Homeowners with an income range of low to middle earners are the target
population. Developers must focus on idea and design based on the clients' and social
preferences when developing residential and commercial units. The developers must also
inform future clients and buyers on the affordability of the properties as planned.
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Apart from the target market in Sepang, the areas such as Petaling Jaya, Shah Alam,
Ampang, and Kajang may also be our target market, since they may migrate to Sepang and
be interested in purchasing properties, as our development will be a mixed development with
residential and commercial structures. Furthermore, the area surrounding Sepang already has
a plethora of job prospects for new migrants to begin their careers.
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9.0 SWOT ANALYSIS
SWOT is an acronym for “Strengths, Weaknesses, Opportunities, and Threats”. From

both an internal and external standpoint, a SWOT analysis is a high-level strategic planning
model that helps organizations to determine where the jobs are doing well or where the job
might need improvements.
A SWOT analysis should be performed at the start of the strategic planning process or
during a strategy refresh. Because they should be able to see across the organization and
offer insight into the competitive environment or business landscape.
9.1 STRENGTH.
9.1.1 Financial strengths: Reliable source of financial growth from the bank loan. The
target rate of return is viable.
9.1.2 Buyer strengths: Customer growth coming from the buyers and investors due to
the suitable price to compare to the residential areas in the surroundings. Our gated and
guarded concept is being attraction to the buyers.
9.1.3 Internal strengths: Fast development for the residential. The operations will
ongoing and will be completed on time. Experienced professionals involved in the whole
project.
9.2 WEAKNESSES.
9.2.1 Financial weaknesses: The target rate of return percentage could be higher. The
proposed development should maximize the profit.
9.2.2 Buyer weaknesses: The targeted customers are from middle income and high-
income categories although the age categories are open. This is due to the price of the
units that caused the buyers’ loans to a limit.
9.2.3 Internal weaknesses: The development is using sell then build (STB) concept
which is harder for the appointed estate agent to convince the buyers.
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9.3 OPPORTUNITIES.
9.3.1 Financial opportunities: Choose the suitable bank that is available in Malaysia
that offer low interest rate as to pay back the loan.
9.3.2 Buyer opportunities: By choosing the same category, middle income and high
income, the marketing need to be widened to get more engagements and get more
buyers.
9.3.3 Internal opportunities: Appoint more estate agents to promote and assist the
selling process. Other than that, offer more promotions such as cashback value to the
potential buyers to attract them to buy the units.
9.4 THREATS.
9.4.1 Financial threats: The sell-then-build (STB) concept is quite risky to gain trust from
the buyers and the investors to invest their money first into the development.
9.4.2 Buyer threats: The buyers have options to buy either a unit from this development
and other competitors that offer a quiet same property types and a better promotion to the
buyers.
9.4.3 Internal threats: The estate agents might not take their job professionally. The
potential buyers also not attracted to the promotions that being offer as they are taking
other matters into the considerations.
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10.0 HIGHEST AND BEST USE OF LAND
The land is being evaluated and it is possible to use the land as 60% of the total land
area is being used as plinth area while 40% is for open space. It is proved that the subject
property which is the land is being used on its maximum ability.
The land is physically possible despite the initial use of land is agricultural, later the
development converted it to residential and commercial to develop further the suitable
buildings on the land. The topography, lot size, condition and soil type make the development
possible.
The potential use is legally permissible and involves legal considerations. The
proposed used is allowed by zoning regulations as well. The proposed development does not
violate any rules from the Majlis Daerah as the land use is being converted according to the
suitable land use.
In order to determine whether a proposed usage is financially viable, a market analysis

and a cash flow estimation is being conducted. The data need to be collected as to get the
results of the expenses to undertake the development process.
This proposed use generates a much higher internal rate of return. The risk of the
project is high but the return is high as well which is viable to the development. The most
importantly, the highest internal rate of return and net present value of the proposed
development is the maximally productive use.
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11.0 DEVELOPMENT CONCEPT
The development concept is important as to deliver the initial idea to start the
development. The concept that being applied to this proposed development is green concept
and symmetrical in order. There will also be gated and guarded as for safety reasons to the
residents. The green concept is the design of the nature base and garden landscape. The
ratio of 60:40 of the plinth area and open space which is the open space will be applied for the
green concept.
The green concept or known as sustainable architecture or green building. Green

design aims to reduce the amount of resources used in the construction, usage, and operation
of a structure, as well as the environmental damage caused by the emission, pollution, and
waste of its components. Buildings require energy, water, and fresh materials to design,
construct, operate, and maintain them, as well as large volumes of trash that have significant
health and environmental consequences.
In addition, the symmetrical concept is the arrangement of the buildings and it can be
seen on the layout plan. The purpose of the symmetrical concept is to make sure that every
unit of the residential is systematically efficient which is easily accessible in any possible ways.
It would be convenient for the residents to move around.
The gated and guarded concept is a typical concept in Malaysia as for safety purpose
to avoid theft or any criminals. It prevents the outsiders to enter the residential areas without
permissions or pass from the guard at the entrance. The residents can easily enter the
residential area with vehicles once they are provided a pass.
This proposed development will be using sell-then-build (STB) method. The buyers
bear the majority of the risk associated with property development, while developers enjoy the
profits.
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12.0 PROPOSED DEVELOPMENT PLAN
LAYOUT PLAN
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13.0 FINANCIAL ANALYSIS
This part will explain about the financial analysis of the project based on the project
cost, projected gross development value, projected total cost of development, sensitivity
analysis, profitability statement and conclusion. All the calculations are provided in the
appendices sheet.
13.1 DETAIL PROJECT COST
NO. ITEM AMOUNT EXPLANATION
1 Land Cost RM 35.45 per sqft. The land cost derives after used comparison
method based on sale transaction in Mukim
Dengkil.
2 Acquisition Cost 3% This percent from the land cost and it includes
stamp duty and other cost to acquire the land.
3 Holding Cost 7% This percent is from the land cost which is to

pay the taxes because holding of the land for
2 years.
4 Conversion 30% 20% from the market value of land that to be

Premium develop (agriculture to commercial.
5 Site Preliminaries 30,000 Payment to the consultant for services such as

per acre feasibility study, planning and development
layout plan and others.
6 Site Preparation 10,000 Including cost of site clearance and site

per acre levelling.
7 Survey and RM350 per unit The total amount will be based on total unit
Subdivision that will be developed.
8 Infrastructure RM 1,219,750 This cost includes the road & drains,

sewerage, electrical and telecommunication
and water supply.
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9 Contribution to RM 1,139,122 This cost to pay relevant authorities such

the relevant Local authorities, SYABAS, TNB, IWK and
authorities others.
10 Building cost This is the cost used for the construction of the
psqft building. This cost refers to the JUBM &
1) Single Storey RM 70 per sqft. Arcadis Construction Cost Handbook.
Terrace House
2) Double Storey RM 80 per sqft.
Shop house
3) Double Storey RM 80 per sqft.
Shop House
11 Professional fees 7% The cost will be based on the Infrastructure

and Building Cost.
12 Marketing and 4% From the GDV. For agency payment

advertising commission and cost to advertise and promote
the project through flyers, internet, and others.
13 Project RM 50,000 For cost workers, transportation, telephone,

management per month office bills and others.
cost
14 Landscaping 3% From the GDV including for turfing and

planting and playground.
15 Contingencies 5% From the site preparation, infrastructure work

and building works.
16 Finance cost 5.4% The interest of finance cost gets from the
based lending rate that has been made by the
BNM and MAYBANK. It used STB concept.
Table 6: Project Cost Brief of the Development Project
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13.2 PROJECTED GROSS DEVELOPMENT VALUE
We assess the total projected GDV for this project at RM65,492,000 (Ringgit Malaysia Sixty-
Five Million Four Hundred Ninety-Two Thousand Only).
13.3 PROJECTED TOTAL COST OF DEVELOPMENT
We assess the projected total cost of development of residual method for this project at
RM 28,933,270 (Ringgit Malaysia Twenty-Eight Million Nine Hundred Thirty-Three Thousand

Two Hundred Seventy Only).
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13.4 PROJECT VIABILITY
CRITERIA SUB-CRITERIA MEASURE RESULTS VIABLE?

RESIDUAL Ratio from GDV Range of viability (15% to 25% and 34.92% YES
METHOD above)
Ratio from TDC Range of viability (20% to 50% and 54% YES
above)
PERIOD BY A. Payback Shorter the duration to cost QUARTER 8 YES
PERIOD Period recoupment, better is the
investment.
B. Profit @ The RM24,156,736 YES
End of The
Project
Ratio from GDV Range of viability (15% to 25% and 36.89% YES
above)
Ratio from TDC Range of viability (20% to 50% and 61.20% YES
above)
DCF a. NPV *+ve NPV = good investment RM776,131 YES
(should obtain a reasonable
amount)
b. IRR Higher the IRR compare to the 68% YES
interest rate/ target rate of
developer = better investment.
BORROWING COST RATE 5.4% YES
(interest rate)
TARGET RATE OF RETURN 30% YES
SCORE 8/8 YES
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13.5 SENSITIVITY ANALYSIS
Variable Rank (Most Sensitive to less Sensitive) S.I

1) Land Cost -0.748
2) Selling Price-Single Storey Terrace House (Corner Lot) 0.233
3) Selling Price-Single Storey Terrace House (Intermediate) 0.843
4) Selling Price-Double Storey Terrace House (Corner Lot) 0.410
5) Selling Price-Double Storey Terrace House (Intermediate) 0.935
6) Selling Price-Double Storey Shop House (Corner Lot) 0.105
7) Selling Price-Double Storey Shop House (Intermediate) 0.109
8) Construction Cost-Single Storey Terrace House (Corner Lot) -0.106
9) Construction Cost-Single Storey Terrace House (Intermediate) -0.272
10) Construction Cost-Double Storey Terrace House (Corner Lot) -0.101
11) Construction Cost-Double Storey Terrace House (Intermediate) -0.219
12) Construction Cost-Double Storey Shop House (Corner Lot) -0.026
13) Construction Cost-Double Storey Shop House (Intermediate) -0.012
14) Site Preparation -0.004
From the above, all variable is not sensitive to the developer profits.
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13.6 PROFITABILITY STATEMENT
The profitable statement of the project is shown below:
1. Residual Method
Developer Profit RM22,868,408
(Ringgit Malaysia Twenty-Two Million Eight Hundred
Sixty-Eight Thousand Four Hundred and Eight Only)
Profit As % of GDV 34.92%
Profit As % of TDC 53.65%
2. Cashflow Method
Developer Profit RM24,156,736
(Ringgit Malaysia Twenty-Four Million One Hundred
Fifty-Six Thousand Seven Hundred and Thirty-Six Only)
Profit as % of GDV 36.89%
Profit as % of TDC 61.20%
Based on both methods, the developer profit achieve is viable because the profit achieved
the minimum profit percentage of GDV and TDC which is 20% and 30% respectively.
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14.0 ADVICE AND RECOMMENDATION
The project is mix-development of residential and commercial on 7.317 acres and

possible to finish it among period of 2 years. The selling price of the project is according
to the market value of the surrounding area. The project also located in strategic area
which are road frontage of Persiaran Rimba Permai, Cyberjaya. The project also has a
good infrastructure and good accessibility to Sepang, Putrajaya, Puchong, Kajang, Dengkil
and other destination.
Based on financial analysis, we assess this proposed development of mix

development located in Lot 126, Mukim Dengkil, District of Sepang is viable to be
developed after looking the measurement criteria since we can get the profit and the
developer should proceed with development. The project also will be able to attract more
buyer after looking on the demand of residents in the subject location based on the
population and demographic as well target market.
We also had come out with few marketing strategies which is digital advertisement and
conventional advertisement to advertise and promote this proposed development. We also
believe the proposed development will give a good return on investment which are good
and viable. This proposed development also has achieved the highest and best use
concept.
Date of Report: Sr. Mohammad Razim Ikram
26th May 2021 Bc. EM (Hons) (UiTM Shah Alam)
Our Ref: FFSB/IK/CBJY/159/21 Chartered Surveyor
Registered Valuer – V1690
PARTHEUM CONSULTANT SDN BHD
PROPERTY CONSULTANT &

REGISTERED VALUER
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16.0 CONCLUSION
Knowing the feasibility of a proposed project, especially in terms of financial feasibility,

as the purpose of conducting this market and feasibility study is an important factor
determining the feasibility of the project.
Most developers and consultants have applied the residual method as a criterion for
judging the feasibility of a proposed project. The residual method derives the residual value in
which from the total amount of development (GDV) minus the total cost of development (GDC).
We, Partheum Consultant Sdn. Bhd. completed a market feasibility report. Therefore,
we recommend this as a client driving this proposed development, as this study has shown
that this development has achieved the concept of its highest and best use.
Also, as explained in the SWOT analysis, the likelihood of this development reaffirms
that risks are appropriately reduced, contributing to the success of the proposed project. It is
very important for students of Real Estate Management to learn how to derive market
feasibility reports using accurate and up-to-date residual method elements. This knowledge
equips students with the information they need to provide future real-world industries.
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17.0 REFERENCE
1. Department of Statistic Malaysia – Gross Domestic Product Growth Rate, GDP Per
Capita of Selangor, Employment, Population, Ethnicity, Median and Mean income.
2. World Bank - Inflation Rate of Malaysia. Real Interest Rate of Malaysia
3. Guidebook Electrical Substation Design Standards by Distribution Division, TNB –
Substation
4. Infrastructure and Utility Planning Guidelines by the Planning Department Towns and
Villages of Peninsular Malaysia – Water Tank
5. Selangor State Planning Guidelines and Standards Manual (Third Edition) – Parking
Lot, Play lot
6. Housing Planning Guidelines (GP 001-A) – Road Reserved.
7. National Property Information Centre at https://napic.jpph.gov.my/portal
8. Green Architecture: A Concept of Sustainability. (2016, January 6). ScienceDirect.
https://www.sciencedirect.com/science/article/pii/S1877042815062552
9. How To Determine The Highest and Best Use of a Property. (2019, July 23).
Property Matrics. https://propertymetrics.com/blog/highest-and-best-use/
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18.0 APPENDICES
LAND VALUE
SUBJECT COMPARABLE COMPARABLE COMPARABLE

DETAILS
PROPERTY 1 2 3
LAND AREA 7.317 ACRE 2.01 ACRE 2 ACRE 0.21 ACRE
PT3498 (LOT
16428, JLN
LOT 126, 661),
PULAU 14159, JLN
PERSIARAN RIMBA RANCANGAN
RASAU, OFF PULASAN OFF
LOCATION PERMAI, REVOLUSI
JLN JLN DENGKIL,
CYBERJAYA, HIJAU, OFF
PUCHONG, SEPANG
SEPANG JLN DENGKIL,
SEPANG
SEPANG
MUKIM DENGKIL DENGKIL DENGKIL DENGKIL
LAND USE AGRICULTURE AGRICULTURE AGRICULTURE AGRICULTURE
TRANSACTION
2021 13/8/2018 13/8/2018 5/3/2019
DATE
TENURE FREEHOLD LEASEHOLD LEASEHOLD LEASEHOLD
The best comparable is comparable 3 because it has less adjustment.
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RESIDUAL METHOD
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CASHFLOW METHOD -PAYBACK PERIOD
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DISCOUNTED CASH FLOW – NET PRESENT VALUE
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DISCOUNTED CASHFLOW - INTERNAL RATE OF RETURN
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SENSITIVITY ANALYSIS
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Feasibility Study (Kelas C)

Faculty of Architecture, Planning And Surveying, UiTM (Universiti Teknologi MARA)

Studocu is not sponsored or endorsed by any college or university

DEPARTMENT OF ESTATE MANAGEMENT

GROUP ASSIGNMENT FOLDER

COURSE CODE : RES551

COURSE NAME : DEVELOPMENT APPRAISAL

LECTURE NAME : MADAM FATIN BINTI AZIZ

NAME OF GROUP MEMBERS MATRIC NO

Nor Fachrunnisa Sahira binti Hanuri 2020628698

Syahidatulmasitah Binti Mohamad Jabbar 2020859584

Nur Ezzati binti Zulkifli 2020884636

Aisyah Nadiah binti Che Adnan 2020896322

NAME OF GROUP LEADER:

Due date of Assignment: 22 June 2021 Submission Date: 25 June 2021

Group’s Leader Signature ………………………… Date: 22 June 2021

Copyright@Estate Management Dept, UiTM Shah Alam

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NO. TITLE PAGE

III. Term Of Reference 4

IV. Date Of Inspection 4

1.0 Description of Company 5

2.0 Site Analysis 9

3.0 Assessment On Surrounding Development, Existing Infrastructure, 11

4.0 Macroeconomic Analysis 20

5.0 Microeconomic Analysis 24

6.0 Planning Standard, Consideration and Requirement 31

7.0 Demand And Supply Analysis from Property Market Report 43

8.0 Target Market 69

9.0 Swot Analysis 71

10.0 Highest And Best Use of Land 73

11.0 Proposed Development Plan: Development Concept 74

12.0 Proposed Development Plan: Layout Plan 75

13.0 Financial Analysis 76

14.0 Advice and Recommendation 82

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MARKET AND FEASIILITY REPORT

CLIENT : MAJU PROPERTIES SDN BHD

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INSTRUCTION : Client, Maju Properties Sdn Bhd

PURPOSE : Market and Feasibility Study

DATE OF VALUATION : 26th May 2021

DATE OF REPORT : 18th Jun 2021

PROPOSED DEVELOPMENT : (Mixed Development) consist of

DEVELOPMENT LAND AREA : 7.317 acres

DEVELOPMENT PERIOD : 2 years

LAND ADDRESS : Lot 126, Mukim Dengkil, District of Sepang, State of

GROSS DEVELOPMENT VALUE : RM65,492,000.00

TOTAL DEVELOPMENT COST : RM28,933,269.91

DEVELOPER PROFIT : RM22,868,408.00

PAYBACK PERIOD : 8 quarter

SPECIAL REMARKS : None

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We have been assigned the responsibility of preparing feasibility studies and

III. TERM OF REFERENCE

IV. DATE OF INSPECTION

a. To analyze target market for proposed development.

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1.0 DESCRIPTION OF COMPANY

Partheum Consultant Sdn Bhd is a well-established property consultancy organization that

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