AshleyNewell.me: Creative Inspirations Paints: Feeling Fruity!
Creative Inspirations Paints: Feeling Fruity!
Hello friends! I am so happy to tell you that I get to do a second term with Creative Inspirations Paints! I love love love these paints, they make me so happy!
This week, we are getting inspired by FRUIT! Any fruit we want. It's awesome because this theme is also on my friend Sarah's blog as a challenge. I pulled out some Basic Grey Lemonade paper. I used my super pretty Creative Inspirations Paint in Sea Foam to make my Thickers match my ribbon and paper. The ribbon is from May Arts and the stick pin is Dritz.
Be sure to check out the Creative Inspirations Paints Blog to check out what all the other girls have done!
Luv your take on the challenge!
This is so bright and happy Ash!!
Mmm cherries. Love the design paper. Paint on the thickers is a good idea.
Cute card! I agree...the paints make me so happy! I just love the shimmer!
This is so cute! I love the paper!
Very cute card!! Love the papers that you used!! Great job with the Fruity challenge!!
love these papers & this card is so cheery!!!
How cute, the BG papers are just perfect for the challenge, and the paints add a nice sparkle!


All of the last five qualifications are based on Cognitive Behavioural Therapy techniques.
I work integratively, integrating the humanistic/person centred belief that we all have the capacity and the desire to reach our full potential with the psychodynamic approach that we are all shaped, to a large extent, by influences and experiences from our past, right back to neo natal stages.
However, I also believe we have choices. We cannot change the past, but we can make choices in the present which will shape our future. I use CBT and NLP techniques, to help clients bring about the changes that they need to make their lives more fulfilling. This is particularly useful when working with stress, post traumatic stress, anxiety, phobias, depression, low self-esteem and bringing about change in our lives.
Because I firmly believe that while we cannot change the past, today's choices will shape our future. I'm all for making some good choices!


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It's a bird. It's a plane. It's an electric, driverless concept vehicle!
Artificial Intelligence Customer Service Logistics/Supply Chain Retail Tech Robotics Toyota
At 2018 CES, Toyota Motor Corp introduced the e-Palette, an electric, driverless, multi-purpose vehicle "designed to meet the demands of future multi-mode transportation and business applications."
A statement from Toyota said the vehicle could be used for "parcel delivery, ride sharing, or on-the-road e-commerce." A short video showed the vehicles transporting passengers and goods in a variety of ways, including also handling warehouse-to-store delivery. It also transformed at one point into a mobile hotel room.
"The concept reflects one of Toyota's visions for Automated Mobility as a Service (Autono-MaaS) applications," Toyota said in a statement. "It is a fully-automated, next generation battery electric vehicle (BEV) designed to be scalable and customizable for a range of Mobility as a Service (MaaS) businesses."
Toyota envisions that the vehicles will be come in three sizes, ranging from the length of a small bus to a mailbox-sized one able to ride on sidewalks to support customer package or food delivery.
Launch partners include Amazon, China's ride-hailing giant DiDi, Mazda, Pizza Hut and Uber, which will collaborate on vehicle planning, application concepts and vehicle verification activities. An open interface and a set of software tools allow partner companies to replace Toyota's automated driving system and vehicle management technology with their own, if desired.
Bloomberg noted that other major auto makers have also explored driverless pizza delivery, parcel delivery and ride sharing, although not in one vehicle.
Feasibility testing of the e-Palette Concept will be conducted in the early 2020s in various regions, including the U.S., with a goal of providing mobility solutions for the Olympics in Tokyo.
Wrote Darrell Etherington for TechCrunch, "It's definitely an idealized projection of what's to come, and things would be much more messy in practice, but it's definitely something worth pursuing — and a smart strategy for an automaker to adopt in terms of figuring out what comes next, once autonomy and electric vehicle investments change the face of transportation."
Toyota Launches New Mobility Ecosystem and Concept Vehicle at 2018 CES – Toyota
Toyota Signs Amazon, Pizza Hut as Driverless-Delivery Partners – Bloomberg
Toyota unveils self-driving concept vehicle for rides, deliveries – Reuters
Toyota's mobility business shifts into high gear at CES – TechCrunch
DISCUSSION QUESTIONS: What potential retail applications do you see for vehicles like Toyota's e-Palette concept? Will multi-purpose vehicles like e-Palette represent the future of travel and distribution?
"The e-Palette is a great example of bold thinking, enabling retailers to truly step out the box and redefine what it means to fulfill customer needs."
Jeff HallPresident, Second To None
"Self-driving vehicles will help extend retailers' presence, but cost could become a concern."
Michael La KierPrincipal, What Brands Want, LLC
"The applications for MaaS are endless. Consumers want convenience and anything that can make happen is worth thinking about."
Lee KentPrincipal, Your Retail Authority, LLC
17 Comments on "It's a bird. It's a plane. It's an electric, driverless concept vehicle!"
Ralph Jacobson
Global Retail & CPG Sales Strategist, IBM
As technology improves for autonomous vehicles it is inevitable that retail and CPG brands will take advantage of not just delivery of goods, but also of creating mobile retailing vehicles for use throughout urban areas.
Without adding to congestion on the roads, the only application worth trying is ride sharing. When these vehicles start taking sidewalk space away from pedestrians, we will all be in trouble.
Doug Garnett
President, Protonik
One result of services like Uber and Lyft has been an increase in traffic in congested areas. The people I know studying the opportunity for autonomous vehicles find that it gets even worse with these. And then to suggest autonomous robots on the sidewalks? Is anyone is learning from the problems with drones in the skies?
I'd suggest we all get quite familiar with Weiner's Laws derived from studies of aircraft automation. Such as: "Whenever you solve a problem you usually create one. You can only hope that the one you created is less critical than the one you eliminated."
Charles Dimov
Vice President of Marketing, OrderDynamics
Not only is this an interesting step forward in standard logistics (DC to retail store), but also will increase the push of more inventory into the field (stores, pop-up stores, small-format locations, kiosks … ). It makes store-to-store transfers easier. It also pushes the idea of mobile-physical commerce (not just ordering from your cell phone, but seeing the inventory in a driverless vehicle). A brave new world of retail!
Ken Lonyai
Consultant, Strategist, Tech Innovator, UX Evangelist
First, I like how the human avatars in the video pay no attention to the autonomous vehicles as if they always were a part of the fabric of society.
This is an obvious evolution of AI and transportation. If there are going to be autonomous passenger vehicles, there will be drone delivery vehicles and trucks. We know that the trucks have already had some highway testing and Starship Technologies already has drone food delivery carts (wagons?) deliver food in D.C. and is trying to expand elsewhere.
It's all good for business and good for consumer convenience (if they have superior safety), but bad for people who are career drivers.
In warehouses, this is a very old concept. As early as the 1980's one of the largest retail warehouses in the country used AGV's (Automated Guided Vehicles) to move product internally. That company then on the leading edge of tech… Sears.
Jeff Hall
President, Second To None
The dynamic, customizable use cases for the e-Palette indicate Toyota is approaching autonomous vehicles in a bigger, more aspirational manner than any other auto maker. Potential retail applications for the e-Palette will only be limited by the imagination of the creative brands who adopt this as a means of customer engagement and brand experience. The e-Palette is a great example of bold thinking, enabling retailers to truly step out of the box and redefine what it means to fulfill customer needs.
This is the future – and not too far off. We're talking just two years from now! It will streamline distribution and delivery. It will be more efficient, moving merchandise between stores, from the warehouse to stores and direct to consumer. The technology that takes the merchandise from the vehicle to the customer's home or office will make this an even bigger game changer.
I think the question of whether there will be self-driving vehicles is no longer an "if" but a "when." However, before we get there, many issues will have to be addressed for safety and the passenger's protection. It's okay to have a self-driving vehicle which can avoid other cars, but the system will have to be so sophisticated that it will not only have to address the expected, it must be prepared to handle the unexpected that we as drivers deal with every day. For example, the pedestrian who is not paying attention, or the other vehicle which is crossing over without warning. I see a lot of regulation with strict laws for self-driving vehicles in cities, as well as highways at high speeds implemented and no doubt argued by the manufacturers. So much to test and many kinks to iron out. This will all happen and, in time, yes we'll have self-driving vehicles. However, what will change? Not much. Deliveries will take place. Passengers will use mass transit, and individuals will use their cars.… Read more »
Sky Rota
CEO, GenZinsider.com
By the looks of that video, we won't have to worry about retail because with no jobs people won't be doing much shopping! Was kinda sad.
How about integrating personal shopper styling with retail stores as a hub? For instance, the e-Palette comes pre-stocked with clothes of the correct size and brings a personal shopper to your door! Maybe something already exists like that for the very high end? Then it becomes about utilization, CR and driving up average transaction value — nothing new, I know.
I believe that innovations in transportation have always dramatically transformed retail and e-Palette-like concepts will have the same powerful effect that the U.S. highway system had on the development of retail malls in the mid 20th century. Drones will not just be deployed from a distribution center but from e-Palette-type vehicles and constantly rotated and recharged in the vehicle between stops for home deliveries of practically everything of reasonable weight. Mobile QSR will be the norm of prepared foods, fruits, snacks, drinks, etc. The autonomous food truck, DC or manufacturer-to-store distribution will be automated as the technology matures. We are at the beginning of a revolution in both transportation and retail that will forever change the market.
Byron Kerr
Head of eCommerce, Tuft & Needle
Autonomous vehicles are clearly the future and have many applicable uses across both retail and service industries. I'm really interested to see how these vehicles work in more commercial or heavy load scenarios.
Is this the future of logistics companies? Moving freight via autonomous vehicles? While there are lots of potential applications, the infrastructure to accommodate them will require massive investment and changes to consumer behavior over time (as with any disruptive technology).
What a time to witness what was once science fiction coming to fruition!
Michael La Kier
Principal, What Brands Want, LLC
Autonomous technology will drive deeper into the more mainstream market in the coming years. Self-driving vehicles will help extend retailers' presence, but cost could become a concern. Just because you could send a store to each shopper, the economies of scale will still be a limiting factor. And with more limited space than a traditional store, personalization will become even more important.
Sterling Hawkins
Co-founder, CART
This kind of technology dramatically alters what retail looks like today. Making distribution and the last mile of delivery (presumably) much more cost efficient opens up new opportunities and new business models that haven't been dreamed up yet. And Automated Mobility as a Service sounds like it will make engaging with this technology accessible for even the smallest players letting the consumer benefit from the long tail of innovation.
The applications for MaaS are endless. Consumers want convenience and anything that can make happen is worth thinking about. The thing that comes to my mind is added clutter on our roads. I can almost see the need for new jobs like grid monitoring. The grid being the roads and highways. Also, I am not so sure there isn't a lot more to the cost model. But that's just my 2 cents.
With transportation concepts like this one, the possibilities are almost limitless. The real question that should be asked is what will this do to urban congestion in areas with high concentrations of these vehicles? While it's one thing to talk about what new services can be enabled from autonomous vehicles like this, they are usually not replacing an existing service but adding to it — which also adds to the congestion. It's entertaining how the people in the video seem to ignore the existence of the autonomous vehicles as if they have always been an everyday part of life.
Certainly delivery in retail (and food service) will change dramatically with this technology. Back-end supply chain logistics will also change, presumably with less error and more efficiency that will help reduce costs for goods and therefore for consumers. I suspect however, that we will go through an era of new government regulations before we see these vehicles start filling our streets — maybe we'll see a new road infrastructure developed to accommodate them.
Wise elected officials would be embracing the opportunity to create clear, evolutionary requirements for autonomous vehicles and "smart roads/smart grids" — and investing in infrastructure now while interest rates are still at historic lows. The more modes are available, the more resilient and entrepreneurial our economy can be …
How likely are multi-purpose vehicles like e-Palette to become commonplace in the next decade?

redpajama_set_name: RedPajamaCommonCrawl


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by Community April 21, 2017 615
The feel of Del Mar
Sheriff or No Sheriff, that is the question! Will Del Mar survive this? Do we appreciate the "feel of Del Mar" under our Sheriff, or shall we become more of a police state and create our own Del Mar Police Force?
This is a very important issue and the future "feel of Del Mar" is in question.
Under the Police Force plan, there would be an increase in our 55-person staff by about 30 percent (19 police personnel with a Chief of Police). A Holding Tank would have to be constructed, as required. Where?
At our new City Hall? I hope not. They estimate the start-up costs between $2,000,000 and $3.5 million. That's just to buy the cars and equipment. Where would they be parked?
Where should the new Police Headquarters be located? Again, not at our new City Hall, I hope.
If they do, will the neighbors complain? All over town, with a Police Force, the feel of Del Mar would certainly be much different.
Do we want to give that up? I'm for sticking with our Sheriff.
Dave Druker has it right.
Hershell Price,
Train suicides one of many local problems
I applaud Kassidy Kanner's petition drive ("Encinitas teen's petition casts light on train suicides," April 14) and the sympathetic reasons that she started the petition. If only the grownups, with the where-with-all, would actually see the problem of "suicide-by-train" for what it is, and solve the problem permanently. A petition is like a Band-Aid, being applied to a severed arm. It can only do the job it was made for.
Suicide-By-Train, is a problem that will likely not go away, until access to the tracks is cut off. Signs to dissuade despondent persons might sound like a good idea — but such signs may also plant ideas, in would-be suicidal persons, as a method or reason to commit suicide. If anyone has statistics that "warning" or "help" signs DO NOT encourage suicide, I will gladly admit my ignorance on the subject. Now, I think that the city council members, supervisors of our county and all those wonderful people making up SANDAG, (who may or may not earn their meeting stipends), should solve the rail corridor problem permanently, with either tracks in the trench, and/or by adding a fence, with at least 20 pedestrian walkways, over or under the tracks. Our region is blessed with wonderful weather, gorgeous beaches, lots of recreational opportunities, and a great employment picture, but we fail dismally on transportation. Our freeways are jammed with one-occupant vehicles every morning and evening.
The "one car, one occupant" model has to give way to new ideas — actually implemented! As a county, we citizens and our elected officials, have also been wringing our hands for some time, about the large local homeless population.
Why is this? Well, it has something to do with being in a relatively temperate zone of the U.S. Both here and in L.A., the "homeless" know that there is less chance of freezing to death, while there would be a much greater chance of doing just that, in states and cities east and north of us.
G. Lance Johannsen,
Commentary: The women behind Vincent van Gogh's art, legacy April 4, 2022
Commentary: An open letter to the community from SDUHSD… December 23, 2020
Letter: 'Progressive drivel' compels me December 9, 2021
Commentary: Increasing open space to fight climate change July 14, 2022
Letters: A message to Dr. Robert Haley from a disappointed… December 30, 2020
Commentary: Rebuttal to Phil Blair's message to the… October 21, 2020
Del Mar PoliceLetters to the Editortrain suicides
Hit the Road: Mastering the art of traveling with these new gadgets
S.H. Chambers


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Movie Reviews with Tim – The Meg
Food, Movie Reviews	by Timothy "Mr Ultimate" Fells August 22, 2018 August 22, 2018
Move over JAWS! Beat it LAKE PLACID, and -SHARKNADO who? It's a new day, a new wave and a new legend lurks deep in the waters!!! Beware of where you swim and take heed to THE MEG! I know, I know- that movies never live up to the hype of its books predecessors, this movie is based off of (1997's MEG: A NOVEL OF DEEP TERROR by Steve Alten)….(with the exception of a few) but get over it! Believe me let that release from the back of your brain and see that you will enjoy a gem that this summer has to bring. This movie has the perfect amount of action, gore humor and pretty decent action sequences. It's on a cheesy B movie level but again that's where we get the best cheesy classics that can be rewatched for ages. THE MEG, lives up to it.
Starring Jason Statham who plays (Jonas Taylor) a rescue diver who, in the past, loses two of his friends during a mission due to some kind of massive beast destroying a nuclear submarine. Let's press that little (Fast forward button) and now, we find that his ex-wife Lori (Jessica McNamee) gets trapped at the bottom of the Marianas Trench and he is given that call to utilize his expertise and save her. —wave wave wave splash splash splash now the real star…… Enter THE MEG!!!
From here on out, it's just fun. It's action packed with a giant pre-historic shark ; it's like Jaws, but on steroids!
Now literally this movie never takes itself seriously. So, if you come in expecting Oscar level work, take a needle and poke yourself in the eye. It has value and it's a decent watch, aside from minor flaws and a couple of nagging unanswered questions. Performance wise, Jason Statham as always is Jason Statham. He never goes above and beyond, he just does what he does best, and that's deliver a Jason Statham performance lol. Not bad, because I truly think if it wasn't him then we all can imagine that THE ROCK, probably would have been in this role. Yes, the action king himself! (Which probably would have been a better fit) hmmmm… better than skyscraper but… that's neither here nor there!
The special effects and cinematography are average at best nothing groundbreaking. It's serviceable. Remember I compared it to a cheesy but classic B movie. With all of this said I give this movie 3.9 out of 5 veggie burgers, it's a decent date movie, you will get the action, mild gore, humor and a ton of Jason Statham! What more could you ask for?? Lol but check it out. You will have to turn your brain down a bit, again it doesn't take itself serious but you will enjoy it. Let me know your thoughts on this and remember to come back for more me THE MOVIE MAN with JustFilms and Justgrubbin… we will keep you updated on everything you need to know so… keep it grubbin!
** Burgers: 3.9**
FoodFoodieFoodpornJust GrubbinJustGrubbinMovieMovie ReviewsMovies
News – "Beer Mile runner breaks own world record, then gets disqualified for not drinking enough"
News – Bolley's Famous Franks customers complain about new fries and even offered the owners hands
wboyack	 on August 22, 2018 at 2:11 pm


SEATTLE, March 27, 2019 -- PitchBook, the premier data provider for the private and public equity markets, released a new report entitled, 2018 Annual Canadian PE & VC Factbook, which provides insight into the trends shaping the Canadian Private Equity (PE) and Venture Capital (VC) landscape. PE activity remained robust in 2018, notching the second-highest aggregate deal value of the decade. Healthy Canadian PE activity in 2018 has been significantly bolstered by the popularity of the add-on strategy. The typical PE stalwart, B2B, accounted for a plurality of add-ons made last year, but tech companies remained an active arena of interest for PE buyers as well. PE-backed exit volume achieved the second-highest tally in 2018, as sellers remained quite active for the past five years straight. After a record year in Canadian fundraising in 2017, only two funds closed in 2018. Canadian VC activity reached record highs last year and investment with US participation soared to an all-time high. Software remains far and away the largest component of Canadian venture activity by sector, mirroring trends seen in the US and Europe. On the exit front, VC-backed exit activity held steady in volume, although aggregate exit value remained more variable as has been the case historically. VC fundraising stalled in 2018, with only three vehicles raised.
"Canada saw healthy PE and VC activity in 2018, despite the slump in fundraising compared to previous years," said Garrett Black, Senior Manager at PitchBook. "It was a strong-year for cross border activity which highlights a maturing startup ecosystem and continued interest in Canadian companies."
Canadian PE deal flow remained robust in 2018, achieving the second-highest aggregate deal value of the decade at C$52.0 billion across 324 transactions. Healthy Canadian PE activity has been significantly bolstered by the popularity of the add-on strategy in 2018, which accounted for a record proportion of all buyout activity last year (63%).
PE-backed exit value hit C$35.2 billion in 2018, the second-highest tally ever. PE sellers remained quite active for the past five years, nearly hitting 100 completed transactions.
On the fundraising side, after a record tally of C$11.6 billion in 2017, only two funds closed in 2018 totaling C$1.2 billion. However, given the aggregate of C$30.1 billion raised since 2014's start and the increase in cross-border investment activity, the local fundraising cycle is likely resetting.
Canadian VC deal value hit a record high of C$3.8 billion in 2018, despite completing fewer than 500 transactions. The decline in volume is due primarily to diminishing angel & seed activity, while more mature Canadian startup ecosystems have been able to produce companies capable of raking in C$25 million+ rounds.
VC-backed exits in Canada held steady in terms of volume in 2018 (C$1.1 billion), although aggregate exit value remained more variable as has been the case historically. Although down slightly in count from last year, there's been a steady stream of liquidity achieved by Canadian venture-backed sellers in the past five years – C$8.7 billionacross 300+ transactions have been observed.
Venture fundraising stalled, with only three vehicles amassing nearly C$220 million last year. What's more intriguing about the venture tally is how low it is relative to historical totals; the fundraising cycle in Canada is likely resetting.
VC investment with US participation soared to an all-time high in 2018, accounting for 186 of the 273 cross-border transactions completed. Key drivers of increasing US-based investor participation include potentially lower costs of living (relative to US coastal epicenters of VC like the Bay Area), burgeoning tech ecosystems in Vancouver, Montreal, Toronto, and Quebec, and a surplus of capital to dispense.
Cross-border PE activity remained highly dynamic in 2018. Of the C$52.0 billion worth of deals closed last year, a clear majority of almost C$39 billion involved outside investors. Even more strikingly, PE activity with no domestic investor involvement soared to a new high of 180 transactions in 2018, for C$29.9 billion total.
Given the prevalence of outside investor interest, domestic fundraising on its own does not convey an accurate depiction of capital availability; the slump in activity last year could be due to timing over other factors.


Animal Husbandry, Youth Alpaca Training, Halter Training for Adults, Farms Visits, Alpaca Hire for Special Events including Filming, Weddings.
We also offer year round animals for sale - from lawnmovers, parader trained animals , halter trained stock pets to quality breeding stock.
Please contact us direct on email storybookalpacas@gmail.com for your specific needs.


In case you get thirsty we do sell soda, water, Gatorade and iced tea as well as bagged ice, in the front office.
We have plenty of Free Parking and offer an Electric Vehicle Charging station. for guest use. We include one full charge per guest per day. Any subsequent charges are charged at $3 per hour.
This is a vintage cabin, but equipped with updated features, a King size bed, TV, refrigerator, coffeemaker, sit-in shower, hairdryer. It is the closest to the waterfall and has its' own private deck with table and chairs to watch the sunset over the lake and hear the waterfall through the night.
On the lakeside observation deck there is a charcoal barbecue grill available for those grilling chefs who enjoy cooking in the great outdoors.
We also have a fire pit available if you would like to build a campfire. No need to bring the wood, that is provided.
You are welcome to enjoy the wonderful views of Seneca Lake and Hector Falls from our waterfall viewing area which has a picnic table and comfortable Adirondack chairs and sails providing shade from the overhead sun.
At the top of the bank that leads down to the waterfall there are two hammocks for you to relax in and listen to the waterfall.
Copyright © Motel. All rights reserved.


The kitchen is an important part of a household and should be made accessible for a family member with a visual impairment.
Create a design using high contrast colours and use different colors to separate sections like the countertop and cabinet, sink and taps. This will make them more visible.
Put different labels on food containers. Rubber bands, file cards, or dots on containers can help detect different food items.
Make the appliances more accessible and put braille labels on switches.
Some manufacturers make talking appliances that are designed for people with low or no vision.
Making sure the kitchen is safe is also important.


Lace on Timber is an industrial wedding and event venue just outside of Pretoria that can accommodate from 50 up to 250 people.
Wedding ceremonies can be held among 100-year- old trees with gutted old doors as backdrop, while the guests are seated on wooden benches. The reception area is decorated with chandeliers and festive bulb lights for a touch of glamour.


The Leander Church of Christ seeks to be a people shaped into the image of Jesus Christ by loving our neighbors near and far. Because of this vision, the Leander Church of Christ supports several missionaries around the world as well as local mission and outreach efforts. To learn more about our mission works and missionaries, check out the page below.
Thanks to your contributions, we received $27,472 on Mission Sunday! If you want to learn more about what all this money is going towards, you can view our Missions Booklet HERE. The booklet contains detailed information about our Missions Sunday budget as well as the missionaries and efforts we support through our weekly contribution.
If you would like to contribute financially to our Missions, you can do so online HERE.
If you are interested in going on a mission support visit or have a calling to go on a short-term mission trip, you can submit a financial aid request to the Missions Committee by filling out the appropriate form online.
If you are looking to partner with a church for a long-term mission and are seeking financial support, we would be happy to take a look. Please fill out the form and the Missions Committee will get back with you as soon as possible.
To submit a detailed proposal of your trip and all expenses, please email it to missionscommittee@leanderchurch.org at least three months before your trip.


Hats are wonderful! They put the finishing touch on a costume. They bring it all together for a fun, theatrical look! They are fun to wear, because, let's face it, we don't wear enough hats.
I love making headpieces. Each one is like a little – or not so little – sculpture. The headpieces I make for the Texas Rose Festival have been designed by Mr. Winn Morton. They fit into the theme of the overall costume. Often, people ask me, "What do you make your hats out of?" Since they are obviously made of fabric, feathers, sequins, etc, I think they are really wondering, "What supports all that stuff up there in the air?" So I will try to outline how I make a headpiece.
Once I have the head measurements of the client, I "pull a buckram head form." Buckram is a stiff canvas type of fabric that has been impregnated with glue. When you get it wet, reshape it, and let it dry, it dries stiff, in the new shape.
I have head forms in various sizes to use for "pulling the buckram." I will cover the head form in plastic, such as a grocery bag, (so the buckram does not adhere directly to the head form,) cut a circle of buckram large enough to cover the crown of the head, and moisten the buckram in the sink, or with a sprayer of water. Then I place the buckram on the head form, (like a cap) pulling on the bias, and pinning as I go, smoothing out the wrinkles. A strong rubber band can also be used. Once the buckram has taken the shape of the head, you let it dry overnight, or put a fan on it, to dry more quickly.
Once the buckram has dried, remove it, the pins or rubber band, and the plastic from the head form, then pull the plastic out of the buckram cap. You will not need the plastic again. I place the buckram cap back onto the form, and mark the center line, from front to back, and mark a line around the crown of the head, where the buckram is to be cut off. This line will be determined by the design of the hat. Cut off the excess buckram, on your line around the crown.
At this point, I shape millinery wire (usually 21 gauge) to sew onto the edge of the cap. I sew it onto the edge, overlapping the ends one to two inches, with the zig zag stitch on my industrial sewing machine. I sew wire across the top of the cap (ear to ear) and front to back also. These wires should not end at the outer circumference of the cap, but have a bend in them, to join and overlap the wire which edges the cap. Depending on the embellishments which will be on the finished headpiece, I may sew more than two wires to the top of the buckram cap. Then it is time to cover the wire around the crown of the head with a folded strip of bias cut fabric. This can be done by hand or sewing machine. This protects the wearer from the wire and gives you a little padding for sewing combs or horsehair in later.
The next steps will be determined by the finished design of the headpiece. For example, if the headpiece needs to have something tall like a "fountain" of wires to be covered in fabric, curved like a fountain, and hung with pearl or crystal drops, you would use heavier wire than the wire used on the buckram cap, cut them to size, and cover in bias-covered cotton cording, leaving uncovered wire ends (base of fountain) to sew to the buckram. I make my ends long enough to curve down the cap and bend and join onto the wire that goes around the crown of the head. Then you would cover the cap with your fabric of choice, put a lining in the hat, sew in combs or horsehair tabs for pinning into hair, and decorate your fountain.
Even if the headpiece will be finished to look like a top hat, or some other traditional hat style, I still make the wired buckram cap, then construct the hat, and hand sew the hat to the cap. This allows you to tilt the top hat at a jaunty angle, if you wish, while the cap is symmetrical on the head, for a secure attachment to the hair. Part of the cap may show under one side of the top hat, but you can just decorate it, and all is well.
So, the short answer to the question, "What do you make your hats out of?" is, "buckram and wire." The rest is embellishment, and there is no limit to the extent of that!


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How to sell a property development
PROPERTY developers must conceptualise their projects into attractive developments so that they can have a special edge, according to Twins Realty senior partners Wilson Saw.
"The property market is a blend of science and art and having the right products and strategic marketing techniques will work wonders to ensure a project's success," Saw said, adding that modern and contemporary designs were in vogue these days.
With its team of experienced professionals and strategic alliances that include town planners, architect, interior designers, advertising agency, scale model makers and perspective artists, Twins Realty has improved on the designs, concepts and marketability of its clients' projects, he said.
The company is partnering with TSI Sdn Bhd to market City Tower, which is phase 2 of D' Alamanda in Pudu Impian, Kuala Lumpur.
The RM180mil, 4.69-acre project comprises 710 serviced condominiums with built-up from 682 sq ft to 1,483 sq ft and priced from RM138,000 to RM350,000. All the units in phase one have been sold while phase two has achieved a take up of more than 80% .
In Melaka, Twins Realty has been engage by Asiatic Land Development as the exclusive marketing agent cum consultant for the Asiatic Cheng Perdana project.
The contract involves project pre-planning that covers market feasibility studies, planning product differentiation, market studies and surveys, product pricing and packaging.
The development comprises single- and double-storey terrace houses, semi detached houses and bungalows.
The project is in its last two phases with 70% of the units launched so far sold.
Twins Realty is also the project consultant and marketing agent for Bina Puri Holdings' Jesselton Condominiums.
Located just five minutes drive to the Kota Kinabalu central business district, the RM67mil, 15-storey, 133-unit high-end condominium is located on a hillock overlooking the Likas Bay and the Sabah Golf & Country Club.
With built-up from 1,527 sq ft to 4,950 sq ft, the residences are priced from RM350,000 to RM1.3mil. Some 90% of the units have been sold.
Projects that will be exclusively marketed by Twins these two years include Asiatic Pura Kencana by Asiatic Land Development Sdn Bhd and two condominium projects in Kuala Lumpur.
Phase 1A of Asiatic Pura Kencana comprising 122 double-storey shops has achieved sales of 77% since its launch early this year. Phase 1B offering single- and double-storey terrace and semi-detached houses will be launch at the end of this year.
Posted by Kimberg at 11:46 PM 3 comments
Labels: Property Market
Anggun set to captivate
The Anggun @ Kota Emerald in Rawang that was launched recently will further enhance the image of the neighbourhood.
This is one freehold housing project that will add value not only to the purchasers but also reflect the growing affluence of Rawang.
Currently several projects in the vicinity such as the Emerald Rawang, Greenwood Park in Bandar Country Homes, Saujana Rawang and Bandar Tasik Puteri (where 100 villas would be built for its golf resort end of the year) would all help to transform this part of Rawang into a nice neighbourhood.
Anggun is the first phase of 500 acres owned by Pura Development Sdn Bhd, a wholly owned subsidiary of Hong Bee Land Sdn Bhd (HBL), in Rawang. It is a mere 2km from the Rawang toll.
Founded in 1933, Hong Bee Group Malaysia is an established company with a commendable track record in the textile business.
Established in 1994, HBL is an investment holding company with a land bank of about 2,900 acres in Malaysia (1,600 acres in Rawang and 1,300 acres in Pulai, Johor), which was acquired in the early days by the Gan family.
HBL is targeting a gross development value (GDV) of RM100mil for its first phase of 30 acres of residential development, with future plans for a self-contained township comprising a commercial centre, hypermarket and another 40 acres for residential units.
Anggun's entrance statement with its water features.
Anggun, HBL's maiden project, is an exclusive, freehold resort-like development where its houses are planned with a North-South orientation. Prices range from as low as RM368,000 for cluster semi-detached and from RM418,000 for semi-detached houses.
Purchasers were offered an early bird discount of RM15,000 for semi-detached bookings and RM10,000 for cluster semi-detached houses. Other attractive promotions announced during the launch included the Wheel of Fortune for confirmed buyers on Sept 23, with a grand price of RM20,000 worth of travel vouchers.
Hong Bee Property Management Sdn Bhd (project manager) managing director Tan Ming Huat said Anggun Phase 1 would have 78 semi-detached units, 20 cluster semi-detached units and five bungalows with RM46.5mil GDV while Phase 2 would comprise 60 semi-detached units, 56 cluster semi-detached units and six bungalows with RM52.6mil GDV.
"We achieved RM22.5mil sales from our sales launch in just two weeks which translates to 48% of our Phase 1 total sales. We are very pleased with the result and are overwhelmed by this response," he said.
"We are bringing to Rawang what many reputable developers are giving in Shah Alam, KL and PJ, such as gated and guarded community living, a grand and imposing entrance statement with water features surrounding it, green street concept and lush greeneries."
"We feel that Rawang is ready for this kind of development. Gated and guarded community living is here to stay as more and more people are looking forward to come home to a secured environment," he added.
Tan said HBL envisioned bringing a different kind of lifestyle for the Rawang community and developing Anggun into a New Rawang 2 complete with good facilities and amenities.
He said Rawang was becoming more accessible through the linking of the North South Expressway and the Outer Ring Road. It is also the northern gateway of Klang Valley.
Hong Bee Group has two joint ventures with GuocoLand (M) Bhd and SP Setia Bhd. The on-going joint venture with GuocoLand with a RM1.5bil GDV, is on 1,000 acres of mixed development in Emerald Enclave at Kota Emerald.
The partnership with SP Setia is within the Iskandar Development Region in Johor Baru, and promises to produce an RM2bil eco-themed township, known as Setia Eco Gardens.
Meanwhile property prices in Emerald Rawang have risen although those in the nearby 17-year-old Bandar Country Homes are still quite flat despite the township having a new RM5.1mil market, a big mosque and a shopping mall in the pipeline.
Many houses in Bandar Country Homes are being renovated and extended as new owners attracted by the affordable prices snap up the bungalows there.
However, some residents of Bandar Country Homes are optimistic that given the many amenities in their township, property prices would eventually rise.
A recent uproar is by residents of Jalan Desa 3/7 who have protested against being asked to pay 20% of a proposed RM3.2mil slope mitigation work behind their houses arguing that the slope is not part of their bungalow land.
"The Selayang Municipal Council should do more for this township like widening the Jalan Batang Berjuntai and preventing flooding there instead of asking us the victims of the landslide to foot the bill which is exorbitant and unfair," said an irate resident.
Labels: Malaysia Property Listing / New Development, Rawang
Bolton set to regain its former glory
Bolton Bhd is targeting to achieve total gross development value (GDV) of RM5bil (GDV) in the next two years, via land acquisitions and joint ventures.
Currently the property developer has on going projects worth GDV RM674mil.
Executive chairman Datuk Mohamed Azman Yahya said Bolton expects to build up its GDV by another RM2.345bil in the next 24 months.
"We are ready to move into fifth gear as a full-fledged property developer," he told StarBiz recently.
In 2005, the former head of national asset management company Danaharta Nasional Bhd, accepted the invitation of the Lim family (then Bolton's majority shareholder) to consolidate Bolton's resources and to impact the company positively in the interest of stakeholders.
As a result, Azman emerged as Bolton's executive chairman and the single largest individual shareholder with a 16.3% equity stake.
Under his stewardship, Bolton had embarked on a course to reposition the company back to its former glory as a premier property developer in Malaysia.
Azman said for the past 1½ years Bolton had been adhering to an execution map, which entailed:
Chan Wing Kwong (left) and Datuk Mohamed Azman Yahya
Cleaning up the balance sheet and reducing gearing
Setting up a more efficient resource and capital management system
Disposing non-core assets
Increasing the number of proposed projects.
Streamlining Bolton's board and making it more professionally run
Improving investor relations
The results of Bolton's efforts can be seen in the company's latest audited financial report.
For Bolton's financial year ended March 31, 2007 (FY07) the company posted RM63.62 mil net profit compared with a net loss of RM216.3mil previously.
In the process of consolidating the company it generated RM133mil cash from its operating and investment activities, which included the disposal of some properties that were non-core and low yielding assets worth RM318.5mil
Some of the assets disposed were Hotel Midah (RM26mil), Prince Kaswira (RM2.5mil), D'Mayang (3.5mil), Rampai-Niaga (RM80mil) and M-Plant shares (RM79.7mil).
The company also conducted several share-buy-back exercises since FY04 including one in Sept 30, FY07 for 13.376 million shares at 87 sen and made an unrealised gain of RM4.7mil (based on closing price RM1.23).
Moreover, Bolton pared down its borrowings from a high of RM523mil in September 2006 to RM289mil in March this year.
Azman said the restructuring exercise was at the tail end and the company was ready to be more aggressive in the market again.
There are still some assets to be disposed off such as Symphony House Bhd, Langkawi Fair and Campbell Complex, which was one of Bolton's earlier properties.
"Some people might be sentimental about selling assets like Campbell Complex but I'm not," he said, adding that it was important to remain focussed and objective in the interest of shareholder value creation.
Azman said Bolton now had a decent land bank of about 900 acres and a good team that could deliver the targets set.
Asked what were Bolton's plans going forward, he said the company would initially look at developing several high-end projects using its existing land sited mainly in the Klang Valley.
"There's still a lot that we can do to enhance our existing and on-going properties projects," he said, adding that the company also wanted to have more projects.
Bolton chief operating officer Chan Wing Kwong said some of the on-going projects were Tijani in Bukit Tinggi, Taman Tasik Prima in Puchong under a joint venture, and mixed development projects Lavender Heights in Senawang, and Bandar Amanjaya in Sungai Petani.
He said other upcoming property development projects include Mayang near KLCC (GDV RM1bil), The Surin in Penang (GDV RM150mil) and Bolton Court in Kuala Lumpur (GDV RM85mil).
Chan pointed out that Bolton's turnaround phase was almost completed and the company planned to focus purely on property development.
Asked if Bolton would stick solely to property development in Malaysia, he said while the bulk of property development projects were still in the country the company would want to look at those within the region and beyond.
"We feel there are still opportunities here for good property developers but Bolton would not want to depend on one market. But we are constantly on the look out for commercially viable property projects overseas," he said.
On Dubai Investment Group's (DIG) recent acquisition of 20 million shares for a 6.5% stake in Bolton, Chan said it reflected DIG's confidence that Bolton would be a strong property developer in time.
DIG, which has extended its scope of business from managing infrastructure and capital projects within Dubai to investing in international stocks and real estate, is the financial and global real estate arm of conglomerate Dubai Holding.
"We are please that DIG can see the value in Bolton," he said, adding that the strategic alliance could bring about other opportunities.
Bolton would like to have more quality institutional investors like DIG to further strengthen the company as a leading property developer locally and possibly abroad in time.
Projects in the pipeline
Kejora Harta Bhd privatisation
A 688-acre high-end residential project on 4.3 acre freehold near Jalan Mayang near KLCC in Kuala Lumpur
Redevelopment of 100 high rise condominium units (Bolton Court) on one acre freehold land in Jalan Ceylon in Kuala Lumpur
Buyout of minority shareholders in BCom Holdings Bhd and Kenneison Brothers Sdn Bhd
Acquisition of 3.4 acres of ready development land in Tanjung Bungah, Penang (The Surin) for the development of 396 units of sea-view condos.
Tapping into style
By New Straits Times
Taps as dispensers of design? Why not indeed. Italian company Faucet Ritmonio certainly has no qualms about wearing its heart on its sleeve, judging from its range of innovative products that is bound to strike a chord with design enthusiasts everywhere.
"Taps don't only have to dispense water," said its senior export manager Antonella Bicelli. "They can also discharge emotion... that's what makes our creations so different."
Bicelli was in town recently to unveil the brand, which is carried exclusively in Malaysia by DeBath Sdn Bhd.
"The popularity of Ritmonio taps," she elaborated, "comes from the fact that people not only like the story behind its creation, but also the forms."
In the case of the Paolo e Francesca collection designed by Alberto Rizzi and Rossano Didaglio, she said it expresses "the meeting of two bodies" and that the materials and technology behind it allow the designs to be shaped into "curved profiles with sections that are elliptical and rectangular" and either "united or suspended".
Another range called Serif resonates to a different tune and finds expression through the outline of letters.
"Inspired by the curves of the Times New Roman lettering, this range designed by Peter Jamieson speaks the language of sophistication," said Bicelli.
"It marries classic lines with contemporary styles to such an extent that it can suit either traditional or modern settings and even become a furniture element."
For a thoroughly avantgarde look, she pointed to the Waterblade collection, also designed by Jamieson.
"Its rectangular design in stainless steel exalts the natural movement of the water," Bicelli gushed, adding that this piece won the Good Design 2005 award given by The Chicago Athenaeum Museum of Architecture and Design.
Ritmonio also has designs that play with fantasy, one which is its Bianconiglio Espositore - or white rabbit - collection.
Inspired from the tale of Alice in Wonderland, Bicelli said "just as the rabbit brought Alice into Wonderland, what this range does is introduce users to a whole new way of thinking about the world of taps".
Its uniqueness, she said, is that hot and cold water are channelled into a box and then mixed to the desired temperature via a touchscreen control.
Touch sensors are also deployed in the o.o.t.d. (One of These Days) range of mixers as well as the Di.Ta. (Digital Tap), which comes with volume and temperature controls to help monitor water and energy costs.
Other Ritmonio pieces carried by DeBath include the quirky "Dumbo steel" collection; the Frame bath tap collection; and the Diametrotrentacinque range for bath and shower areas.
DeBath general manager and in-house designer Jimmy Wong said all the Ritmonio taps were created by designers, architects, interior designers and engineers, and that the company's Kota Damansara showroom in Petaling Jaya, Selangor, will carry the complete array, including fittings, faucets, shower mixers as well as new bathroom systems.
"Ritmonio taps are out of the ordinary and can amaze people by their designs," he said.
In the DeBath showroom, many of the fittings can be put to the test, including showers, mixers, taps and water closets.
"We feel the time has come for Malaysians to take their bathroom design to the next level," said Wong.
"We're confident our products will be wellreceived by high-end developers as well as those building their own homes.
"We're unique in the world of taps as we not only supply, but also provide consultancy to customers and designers on what is best suited for their bathrooms."
Labels: Home Interior / Design / Environmental
Environmentally friendly buildings
By THE EDGE
The current buzzword in the industry is sustainable architecture, also referred to as the concept of green buildings. More design firms are practising this type of architecture, championing the cause of greater environmental awareness.
What exactly is sustainable architecture? Speak to different people and you will get different responses. While some generalise sustainable architecture as any design that is driven by environmental goals, others argue that sustainable architecture is merely a focus on construction. Then there are critics who accuse practitioners of being opportunists preying on environmental concerns to gain profits.
David Nelson, partner and head of design of world-renowned architectural firm Foster & Partners, admits there is confusion and uncertainty when it comes to defining sustainable architecture. So, what is his definition? "Many people string a lot of words together and come up with descriptions," he says. "However, no matter how the concept is described, the only way to get to its core is to understand the reasons for sustainable architecture."
Nelson says that former US vice-president Al Gore's movie An Inconvenient Truth, on climate change and global warming, made people aware of the pressing environmental problems.
"Thus, from this aspect, sustainable architecture should be seen as a way to play down the negative impacts that a building can have on its landscape. To do so, it would require all parties involved to ensure that, above all, the building is energy efficient and uses environmental-friendly materials," says Nelson, who has over 30 years of experience with Foster & Partners.
Among the projects in Nelson's portfolio are The Sainsbury Centre for Visual Arts (UK), Century Tower (Tokyo), the New German Parliament in the Reichstag (Berlin) and Canary Wharf Underground station in London. Eco-friendly buildings designed by Foster & Partners include the Commerzbank headquarters in Germany, the Masdar Initiative's maiden project of the world's first zero carbon, zero waste city in Abu Dhabi, Free University Berlin, Germany, and wind turbines developed by German power company Enercon.
On the local front, Foster & Partners is involved in Bandaraya Development Bhd's The Troika. Together with GDP Architects, Foster & Partners designed Perak's Universiti Teknologi Petronas, which was among the nine winners of the latest Aga Khan Award for Architecture. The award was established in 1977 by Aga Khan, the 49th hereditary Imam of the Shia Ismaili Muslims, to enhance the understanding and appreciation of Islamic culture as expressed through architecture.
Nelson was in town recently to participate as a judge in YTL Land & Development Bhd's Bird Island Green Homes Competition. The winners (each firm can submit up to two entries) will get to design and build six villas on Bird Island, a feature of YTL's freehold 35-acre Sentul Park in Sentul. The six homes, each comprising three bedrooms, will sit on plots ranging from 4,144 sq ft to 5,554 sq ft. These will not be for sale.
Each of the firms will receive a US$20,000 (approximately RM67,511) participation fee and the construction budget of each home is capped at US$200,000 (approximately RM675,138).
The competition has attracted entries from eight international architectural, environmental engineering and landscape design firms. These are: UK's atelier ten, Grant Associates and Plasma Studio; Germany's GRAFT, Australia's innovarchi, Hong Kong's KplusK associates, China's MAD and America's Zoka Zula.
Designs are judged on their architectural vision, which covers innovation, new approaches to material and sustainability and also contemporary design in a sustainable community and landscape.
The competition, to promote the importance of green architecture, was launched in July.
It was held in association with Stephen Pimbley of SMC Alsop, one of UK's leading architectural firms and Australian-based Paul Sloman, principal of ARUP, a leading consulting firm providing engineering, design, planning and corporate advisory services.
The winning designs will be announced early December. Construction will start next year with completion slated within a year.
Besides Nelson, the other judges were YTL Land managing director Tan Sri Francis Yeoh, YTL Land executive director Datuk Victor Yeoh, Pimbley, Sloman, Institute of Architects Malaysia past president Tan Eng Keong, Tange Associates president Paul Tange and Seksan Design principal Ng Sek San.
On the competition, Nelson says: "It was a daunting task deciding the best entries and we spent the day looking at things from a number of different standpoints as the judging panel comprises architects and engineers. We had to take into consideration how the designs work as a house in this tropical landscape."
He notes that the US$200,000 construction budget given was a fair amount. "We cannot throw in a huge amount of money for green housing. How can it be sustainable when no one can afford it?"
New face for old landmark
It is a tired 34-year-old office building in the heart of Kuala Lumpur's Golden Triangle. But its owners knew its location made it the right piece of property to be tapped to its full potential.
With just a few more floors of the 22-storey building to be refurbished, Menara Hap Seng Sdn Bhd — the owners of Menara Hap Seng — is excited about unveiling the RM60-million makeover of the former MUI Plaza on Jalan P Ramlee by year-end.
Menara Hap Seng Sdn Bhd is a wholly owned subsidiary of Main Board-listed Hap Seng Consolidated Bhd, which had bought the building together with an adjacent piece of land in 2004.
Property development is one of Hap Seng Consolidated's core businesses. The group is among Sabah's largest developers of townships and mixed landed developments. Its current projects in East Malaysia include Taman Kingfisher Sulaman in Kota Kinabalu, Bandar Sri Perdana in Lahad Datu, Astana Heights in Sandakan, Taman Miramas in Semporna and Bandar Sri Indah in Tawau. Menara Hap Seng marks its entry into the Klang Valley property market.
The once-grey building now sports sleek contemporary features and fittings and is envisioned to become a landmark Grade A office building in the Golden Triangle. Located opposite Shangri-la Hotel and behind Menara Weld, it is within walking distance of KLCC.
Many, even KL-lites, may not know this but the building was originally designed as a hotel, reveals Datuk Paul Ng, the chief executive of Hap Seng Land's property division.
This inspired the new owners to leverage on the building's unique design in its refurbishment plans, giving the office building the feel of a modern city hotel.
"For an office building, the design is rather peculiar. You will notice the long driveway and the systematic window grid, which are characteristics of a hotel. While researching the building's history, I found out that it was originally designed to house the former KL Hilton but for some reason that did not work out," says Ng.
The first three floors of the building will now be the retail podium of Menara Hap Seng, comprising a grand lobby, lounge areas, cafés and restaurants offering moderate to fine dining, and speciality stores. "This is where business meets leisure," says Ng.
To emphasise the "hotel" features of the building, the landlord will introduce services often found at a hotel lobby and entrance, such as valets and concierge service. There will even be a doorman to greet you as you walk in. About 75% of the building has already been leased out, with many of the tenants scheduled to come in once the refurbishment is completed. More offices will be open for lease then. The tenants include Maybank, CIMB, Mitsui-Sumitomo Insurance, The Korean Trade and Investment Agency and Borneo Oil & Gas Sdn Bhd. Those that were there before the new owners took over make up about 30% of present tenants.
"We are selective about our tenants because we want those who will utilise the facilities that we have here," Ng says, adding that the group wanted to offer Grade A offices in a prime location because "the demand is there, and also because we can keep them for investment".
One floor will be dedicated to serviced offices while the top five floors of the building will house the group's headquarters, which are currently in Petaling Jaya. Other facilities include high-speed elevators, spacious corridors and foyers, quality finishing, a modern building control system, 24-hour security and controlled access.
Chanced buy
According to Ng, Hap Seng acquired the building in 2004 by chance. "One of Hap Seng's businesses is selling Mercedes cars. (The group is the authorised dealer for Mercedes-Benz and Smart vehicles in Peninsular Malaysia).
"We were looking for a suitable site for our Mercedes showroom in KL and found this vacant lot. It so happened that the owner of the vacant lot owned the building (MUI Plaza) next door. So we thought, 'why not kill two birds with one stone and buy both the properties since it is under the same owner?' So we went knocking on the owners' door and persuaded them to sell the building as well. So we ended up buying two properties instead of one."
Hap Seng's impressive Mercedes-Benz Autohaus showroom is now located on a 31,000 sq ft site at the intersection of Jalan Sultan Ismail and Jalan P Ramlee, with Menara Hap Seng next door.
"At the time, we paid RM166 million for the building or around RM480 psf, a price one would have considered rather steep then. But we still went for it," says Ng.
Why? "As a property developer, one must have an eye for potential and visualise the opportunities. You must have the gut feel when it comes to investments and we had the gut feel for this property. And we believe it was the right decision and the money we paid for it has been worth it. It did not seem like a good buy at the time but on reflection, it is a good buy because today, the speculative pricing per sq ft, I would say, is almost RM800 psf," he adds.
Ng has 25 years of experience in the industry, with a background in architecture and property consultancy.
According to him, in 2004, the rental rate for MUI Plaza was around RM3.20 psf. Today, the rates for Menara Hap Seng range from RM4.70 to RM5 psf. "The rate for our next release of office space, which will be when the refurbishment is completed, will probably be around RM5.50 psf," he offers.
Each floor has a space of 13,000 sq ft and the minimum space for lease is 900 sq ft. The rental for the retail lots at the three-level retail podium ranges from RM5 to RM15 psf.
Mass housing
In Sabah, Hap Seng is known as a township and mass-housing developer, particularly in Tawau where it developed its first project. Among its townships is Bandar Sri Indah, which is 10 miles outside Tawau. It is the largest commercial-residential township develoment in Sabah, covering 1,368 acres. The total development consists of over 8,300 homes, 700 shoplots and 550 industrial lots. It also has amenities such as schools, a bus terminal, government departments, a market and a 300-acre ecopark.
Hap Seng has also built affordable housing in Sandakan, Kota Kinabalu and Lahad Datu. To date, it has erected over 8,000 mixed types of properties in excess of RM1 billion and still has more than 2,000 acres of undeveloped land.
However, the group realised that the property action was in West Malaysia, especially in the Klang Valley. It thus started scouting for opportunities to build or rebuild niche properties in strategic locations here. "We have developed our brand in Sabah but it is West Malaysia that has the potential for greater things for us.
"In KL, we want to focus on niche developments such as high-end condominiums and commercial buildings and towards this end, we are busy looking for land and good investment buildings," Ng says.
The developer is in the midst of completing the purchase of three vacant lots, one on Jalan Tun Razak and two on Jalan Kelang Lama. "When developed, we expect the total gross development value (GDV) for the three projects to be more than RM600 million," Ng discloses.
"We are a new developer here on an acquisition trail. We believe our strategy to acquire more land or old properties with potential for redevelopment must be based on prime locations and we don't mind paying top dollar for it. Location is very important for investment," he says, revealing the developer's deep pockets.
However, he adds, property owners are holding back from selling, in anticipation of price increases in the near future.
Puchong development
Besides Menara Hap Seng, the group hopes to launch its 88-acre D'Alpinia development in Puchong by year-end. The development comprises 76 acres of residential homes made up of superlinks, detached and semi-detached houses priced from RM300,000 to RM1 million plus, and 12 acres of commercial development. The total GDV is expected to be more than RM500 million.
"Unlike in Sabah, the KL market expects a lot more, so we have to provide a lot more. Things like auto gates, CCTV security systems, filtered water systems, all these will be standard features in our D'Alpinia homes because purchasers today consider these items as essentials in a home. Most of the time, they have to renovate and add these features on their own but with our homes, they probably won't have to," says Ng.
There was strong response to a pre-registration exercise for D'Alpinia's Phase 1A of 154 units. "There were 1,500 registrants when our whole project, when completed, will offer only 1,000 odd units. It looks like our reputation in Sabah has preceded us," Ng says.
Besides property investment and development, Hap Seng Consolidated is involved in credit financing, trading (fertilisers, automotive, building materials and petroleum), stone quarries and plantations. The group is one of the largest oil palm plantation companies in Sabah, with a total planted area of about 32,700ha. The group plans to list its plantation assets by year-end.
As at Jan 31, 2007, Hap Seng's paid-up capital stood at RM622.66 million while shareholders' funds stood at RM1.53 billion. For FY2007 ended Jan 31, it registered a profit after tax of RM121 million on a turnover of RM1.7 billion.
A jewel in the rough
Coming up amidst secondary jungle in the ex-mining town of Gambang in the east coast of Peninsular Malaysia is the RM1 billion Bukit Gambang Resort City (BGRC).
Sprawled over 500 acres of freehold and leasehold land, it will feature a host of tourist attractions, including a water park, an adventure park and a forest park, and resort suites and villas, says its developer Sentoria Harta Sdn Bhd.
The idea is to develop a family-oriented, integrated resort city in a natural environment, says the Kuantan-based Sentoria Harta. It targets not only the locals, but also those out of town and foreign tourists attracted by Malaysia's culture.
For those not familiar with the east coast, the questions would be: Where is Gambang? Who is behind the billion-ringgit development?
For a long time, even the locals considered Gambang, located 30km east of Kuantan town, inaccessible. This perception has changed somewhat with the emergence of the East Coast Expressway, says Gan Kim Leong, Sentoria Harta's executive director.
Gambang is now home to, among other facilities, a matriculation college, the Paya Besar community college and a Felda scheme with five primary and two secondary schools. For BGRC, this means a captive market of lecturers and students for Desa Hijauan, its affordable housing component.
The project comprises several components, of which the five main ones are the water park, adventure park, forest park, East Coast Bazaar and Heritage Square. These are complemented by a residential component, comprising resort accommodation and Desa Hijauan. The final component will be institutions of higher learning.
Preliminary work on BGRC has started and the project should keep the developer busy for at least the next decade, says Gan.
A developer is judged by its track record. So, what's BGRC's story?
Gan and former colleague Jimmy Chan are executive directors of Sentoria Development Sdn Bhd, the holding company of Sentoria Harta. Set up in June 1998, Sentoria Development is involved in the construction, leisure and hospitality industries apart from property development.
The partnership started when the duo, civil engineers with some 20 years' experience in consulting, contracting, design and property development, decided to be their own boss.
"We decided to do something on our own; to have our own business," Gan tells City & Country.
The company's maiden project, the upgrading of the Bahau road in Negeri Sembilan, was awarded in 2000. The following year, Sentoria Development designed and built Sekolah Rendah Bandar Rinching in Semenyih, Selangor. In 2002, the company ventured into its first property development project — a mixed development named Taman Sentoria in Kuantan. And it has not looked back since.
It was also in 2002 that Sentoria Development chanced upon 117 acres of freehold agricultural land. Used to the high land prices in the Klang Valley, Gan and Chan could not believe their ears when they learnt how much it was going for, although they declined to reveal the price. The decision to invest in the land was made when they realised its potential.
Last year, an adjoining 430-acre tract of leasehold land was alienated to Sentoria Alfa Sdn Bhd by the Pahang government. Gan and Chan had a brainwave — why not combine the two pieces of land and build a water park resort city?
Why a water park resort city? "Why not?" asks Gan. There is no water park in the east coast, he says. All of them are located on the west coast — Sunway Lagoon in Selangor, Bukit Merah Laketown Resort in Perak and A'Famosa Resort in Melaka.
Sentoria Harta is looking beyond return on investment with regard to the water attractions. It sees the buzz created by these popularising the homes that will come up within BGRC. Gan also expects other than the locals — there is a catchment of some four million people in Pahang, Kelantan and Terengganu — to visit the water park and invest in the homes.
"BGRC is strategically located near the Gambang interchange, the first East Coast Expressway exit point into Kuantan town, and only 8km from the toll plaza," says Gan, adding that it takes less than three hours to drive to BGRC from Kuala Lumpur.
"People think it's too far to travel to Kuantan, but with the highway, it is actually very convenient. Most city dwellers work five days a week. Where can they go for the weekend? They won't want to travel far. Our society is also becoming more affluent, with more people seeking entertainment and relaxation. We want to provide that," he says.
Previndran Singhe, CEO of Kuala Lumpur-based Zerin Properties, says that while BGRC is a great tourism project, he sees Kuantan's beaches as its strength.
Gan agrees, but is quick to point out that BGRC will offer more attractions. It is not replacing the beaches, but complementing them, he says. "We are providing an alternative tourist destination for visitors."
What would BGRC's selling point be? Acknowledging that it would be unrealistic to compete with the big boys in the industry, the down-to-earth developer says it will capitalise on what it sees as lacking in existing integrated water parks, such as a natural environment.
"We will bank on our natural surroundings and family-oriented activities. For instance, the secondary jungle will provide a shady environmental setting," Gan explains.
To ensure there will be something for every visitor, the developer will introduce recreational activities, such as jungle trekking and mountain biking in the 100-acre forest park; educational attractions for young children, such as a tropical fruit farm, an aquarium showcasing freshwater fish from various states in the country and a petting zoo with local animals.
Instead of adopting flashy foreign names and themes for the rides, the developer will go local. The 40-acre adventure park, for instance, will feature the Sungai Lembing Tin Tunnel and the Mulu Cave Adventure Ride. The East Coast Bazaar will boast a 3-in-1 concept, combining a local wholesale market, night market and foreign factory outlet showcasing the handicraft of the local people.
The Heritage Square will put on cultural shows and have food and beverage outlets. There will be batik painting workshops and a variety of activities for children, says Gan.
Gan is very excited about the integrated resort accommodation, comprising the Scenic Ocean Ville resort suites and Global Heritage resort villas. The former is designed with various ocean themes — Caribbean Bay Resort, Arabian Bay Resort, Andaman Bay Resort, Hawaiian Beach Resort and Mediterranean Beach Resort — while the latter will have country themes.
Sentoria Harta held a sales preview in June for the 560 units in Caribbean Bay Resort. Gan says the sales were "better than expected" at 300 units, of which 80% were sold to buyers from Kuantan.
What is noteworthy is that the units, tagged at RM107,000 onwards for the 470 sq ft studio units (140 units) and RM152,000 onwards for the 810 sq ft family suites (420 units), come with a five-year leaseback agreement, with guaranteed annual rental yields of 7.5%. Owners get 35 days of free stay during the five-year period. The developer will absorb all the legal fees.
Buyers, says Gan, can continue to lease the units to the developer after the initial five years. The units will also be fully furnished and maintained free of charge during the leaseback period.
Sarkunan Subramaniam, executive director of Knight Frank (Ooi & Zaharin Sdn Bhd), says for a project such as BGRC to sell, the developer must offer a good track record. "Some developers make promises, but when they find that they can't carry on with the project, they fold and buyers are left in the lurch. Who is guaranteeing the 7.5% return? Is it backed by any financial institution?" he asks.
"The return is guaranteed by the developer," Gan says, "We will honour the rental guaranteed simply because, based on our calculations, income derived from the hotel operation is sufficient to fund the rental.
"We guaranteed RM1,000 and RM650 per month for our family and studio suites respectively, which is much lower than other developers offering similar products."
'BGRC should do well'
Gan is confident BGRC will do well, given its affordability and the current high hotel occupancy rate in Kuantan, boosted by the fact that Kelantan and Terengganu do not work from Friday to Sunday. A typical room at Swiss Garden Hotel costs about RM300 per night, says Gan.
The launch of the project's next resort suites — about 500 units in Arabian Bay Resort — are slated for early 2008. The developer is targeting to put Desa Hijauan, comprising 900 units of 1-storey homes and 41 units of 2-storey shopoffices, on the market early next year.
According to Gan, the building approval for Desa Hijauan is expected by year-end. Priced from RM35,000 onwards, the homes have built-ups from 660 sq ft onwards. The shopoffices have built-ups of 3,080 sq ft and are priced at RM280,000 onwards. Gan says the water park and the Caribbean Bay Resort units are targeted to be ready by June 2009.
Will the developer make its way into the Klang Valley? Gan discounts this for now, due to the high cost of land there and the fact that the BGRC project will keep Sentoria Harta busy for the next 10 years.
Labels: Malaysia Property Listing / New Development, Resort Property
Real estate scene set to sizzle
The exemption of real property gains tax (RPGT) and other incentives with regards to foreign investment in Malaysia's real estate seems to be the impetus that is driving the market in recent months. In the KL city centre, agents have noted a high transaction volume and keen interest shown by investors, especially in the high-end condominium market.
Previndran Singhe of Zerin Properties says Malaysia has many plus points for foreigners looking to invest in property here. "Our ownership laws are clear and we are very transparent in our real estate dealings," says the CEO of the real estate agency that has affiliated offices in Singapore, New Delhi and Sydney.
Ireka Corp's Lai Voon Hon could not agree more. "Our transparent legal system in real estate, coupled with attractive financing and a solid mortgage system as compared to some other countries in the region, are just some of the factors that are attracting foreign buyers," he says.
Both Previndran and Lai feel that the real estate scene in Malaysia has gained a lot of attention in recent months and the market is heating up. Why shouldn't it, now that there is more room for potential capital appreciation with the exemption of RPGT, says Lai.
"We are also one of the few countries that enjoy high rental yields between 8% and 12% in areas like Mont'Kiara and some parts of Damansara," adds Lai.
The country's status as an "emerging market" also makes it an attractive place to invest in as many foresee that demand for real estate will grow with the country as it continues to develop.
So is Malaysia a "hot" country where real estate is concerned?
"We're still not that hot as Singapore where prices for luxury condos in Orchard Road have hit S$5,000 (about RM11,500) psf. However, we still have many good things to offer," states Datuk Richard Fong, executive vice chairman of Glomac Bhd. Fong says the cost of living in Malaysia is still relatively low, and many people also speak English.
"We may not have the number of expatriates that Singapore has, but that should not deter more foreigners from looking our way as our pricing is only 10% of the most expensive condo across the causeway!" adds Fong, who is also president of the International Real Estate Federation (Fiabci) Malaysian Chapter.
Hence, should the market even bat an eyelid at recent transactions in the vicinity of the Petronas Twin Towers changing hands at RM1,800 psf with some prime units going as high as RM2,000 psf? Is Malaysia's real estate underpriced?
Fong, Lai and Previndran will discuss the issue further at The Edge Investment Forum on Real Estate 2007. The topic will be moderated by Kumar Tharmalingam, secretary general of Fiabci Asia Pacific.
"The forum is something not to be missed, especially with three speakers who have vast experience in three different sectors of Malaysia's real estate," says Tharmalingam, adding that these are valuable speakers who do not easily make available their time.
The forum will be held on Oct 27 at the Eastin Hotel, Petaling Jaya. It will start at 9am sharp. Registration starts at 8.30am. THE EDGE INVESTMENT FORUM ON REAL ESTATE 2007
Labels: Expo / Exhibitions Property / Show / Events / Forum
Waterfront City project
A view of Jelutong Expressway that will eventually stretch from Batu Maung to Weld Quay. The highway is part of IJM's Waterfront City mix development project. File Photo.
The IJM Group is unveiling its RM4bil Waterfront City, a seafront luxurious mixed development next to the Penang Bridge next month.
The developer, Jelutong Development Sdn Bhd (JDSB) is a subsidiary of IJM Properties Sdn Bhd, which owns an 80% stake in the company.
IJM Properties managing director Teh Kean Ming told StarBiz that the 152-acre project at the Jelutong Expressway comprised three components:
Over 1,000 units of luxurious low-rise, high-rise, and landed residential on 42 acres;
Mixed development scheme, comprising about 80% commercial properties such as hotels, corporate offices, food and beverage outlets and, retail shops and 20% residential high-rise properties and
A seven-acre park fronting the sea.
Teh said the residential component of Waterfront City would be a gated community, comprising strata-titled properties.
"There will be waterways constructed to surround the properties, fronting the sea. This is one of the unique features of the project," he said, adding that the other special feature was a six km sea-fronting promenade with a 10m width, stretching from the Penang Bridge to Sungai Pinang in George Town, where the Jelutong Expressway ends. There will also be a 2km green belt, with a 20m-25m width, to separate Waterfront City from the Jelutong Expressway.
The Waterfront City project would be launched after the Chinese New Year next year.
He said the properties, targeted at the regional market would be launched in phases over a 10-15 year period. JDSB's RM1.2bil Bandar Sri Pinang project, also along the Jelutong Expressway, was 85% completed.
"We will also be launching the Nautilus Bay landed residential scheme and The Spring condominiums for the Bandar Sri Pinang project next month. The Nautilus Bay, comprising 78 three-storey terraced houses, has been completed and will be launched for sale soon."
"We plan to launch next year the Summer Place, the final residential phase of Bandar Sri Pinang comprising 531 units of condominiums," he said, adding that the RM680mil Metro-East mixed developments, also along the Jelutong Expressway, was about 60% completed.
"We still have two more key residential and commercial projects to launch for Metro-East," he added.
Labels: Malaysia Property Listing / New Development, Mixed Development, Penang
KL factor in Penang property
The sea-fronting Seri Tanjung Pinang project in Tanjung Tokong by E & O Property Development Bhd has sold over 80% of their properties since 2005.
Property prices in the south and southwest district of the Penang island have gone up over 20% compared to about a year ago due to the launching of high quality projects by developers from Kuala Lumpur.
They have between 2004 and now announced projects worth about RM30bil to be developed on the island over the next 10 to 15 years.
These developers included the Jelutong Development Sdn Bhd, E & O Property Development Bhd, Abad Naluri Sdn Bhd, CP Land Sdn Bhd, Mah Sing Bhd, and SP Setia Bhd.
Henry Butcher Malaysia (Penang) chief operating officer Lim Ewe Tatt, said some of these projects that were selling "very well" despite their prices because of their location, concept, design, and quality. Mega infrastructure projects such as the monorail, second bridge, and Penang Outer Ring Road, planned for the state under the Ninth Malaysia Plan had also helped to boost local property prices.
The CP Group's Queensbay mixed-development scheme in Bayan Baru has sold very well since its launch.
"The sea-fronting Seri Tanjung Pinang project in Tanjung Tokong by E & O Property Development Bhd has sold over 80% of their properties since 2005. The group has launched about 500 units of landed residential properties, priced from about RM800,000 onwards. It is now getting ready to launch new bungalows for the Seri Tanjung Pinang project at the end of the year. These bungalows are expected to be priced from RM2.8mil onwards," he said.
Lim said another project on the island, which had sold very well, was the CP Group's Queensbay mixed-development scheme in Bayan Baru, which is in the southern part of the island.
"The CP Group has sold about 80% of the 545 units of high–rise and landed residential and commercial properties. The price for the properties ranged between RM280,000 and RM1.2mil, depending on whether the property is a high-rise or a landed unit," he said.
Lim said the properties launched by the Kuala Lumpur-based developers were targeted not just at the Penang market.
"These properties are also marketed overseas and have successfully drawn much attention. Henry Butcher Malaysia (Penang), for example, has recently, in collaboration with MAS, brought in foreigners to invest in second homes on the island."
"These overseas investors are now negotiating to purchase some RM20mil worth of properties, which are priced between RM500,000 and RM1.5mil. A substantial number of these properties that have caught the attention of foreign buyers are developed by Kuala Lumpur-based developers," he said.
SP Setia's RM900mil Setia Pearl Island development in Bayan Lepas - located on a 112-acre site - will have homes with green themes.
Raine & Horne (Penang) senior partner Michael Geh said Kuala Lumpur-based developers generally preferred the south and southwest districts of the island to launch their projects.
"CP Landmark, SP Setia, and Mah Sing have all launched projects in the south and southwest district of the island because of the large tracts of land available for their projects.
"They require large land areas so that they can develop innovatively designed development schemes. A good example is SP Setia's RM900mil Setia Pearl Island in Bayan Lepas located on a 112-acre site.
All the homes are designed in accordance to specific themes. For example, the developer has planned for some of the homes to be surrounded by trees and flowers with an aromatic element," he said.
"There are also homes in the Setia Pearl Island that are surrounded by shrubs or pines, spruces, and firs, covering the landscape. It is such unique concepts and designs that have boosted the sales of the project," he added.
Geh said Mah Sing's RM1.28bil Southbay Penang project in Batu Maung had registered some 1,500 interested buyers for the first phase of the project, scheduled for launching in early 2008.
Labels: Malaysia Property Listing / New Development, Penang
Foreign listing option
SUNWAY City Bhd (SunCity), which plans to float a RM3 billion real estate investment trust (REIT) - the country's largest REIT - next year, is looking at alternative exchanges for the listing, sources say.
Business Times was told that Sun-City is also considering the Singapore Stock Exchange as a possible venue for better returns.
"Malaysia is priority for Sunway Group to list its REIT ... but it does not offer much incentives for the listing of REITs," one industry source said.
"SunCity is open to listing recommendations made by the houses so as to obtain better returns for investors, he said.
SunCity officials could not be reached for comment.
It is believed that one of the hindrances is the tax structure.
"In Singapore, the withholding tax for foreign investment is 10 per cent. In Malaysia, the tax is 20 per cent," the source said, adding that this could be one of the reasons why SunCity may opt to list its REIT abroad.
In a recent interview with Business Times, SunCity's managing director of property investment Ngeow Voon Yean said that the group was looking to float the trust next year and that investment bankers were working on the components that will form part of the REIT.
News of SunCity's plans to unlock its value and raise funds for major projects through a REIT began as early as January 2005.
SunCity's plans had included the injection of two of its shopping complexes into the REIT - Sunway Carnival and the newly-expanded Sunway Pyramid.
The former opened in June and the expanded wing late last month.
Some of the properties, apart from the shopping complexes that have been identified to be injected into the REIT, include the Sunway Lagoon Resort Hotel and the Pyramid Tower, Menara Sunway, Monash University and its hostels.
Properties that are likely to be injected at a later stage include the recently acquired 27-storey RM170 million Wisma Denmark, Sunway Medical Centre (which is undergoing expansion), proposed KL South shopping mall in Cheras, and four office towers in Bandar Sunway that the group has proposed to build.
Paramount buys land for RM203m commercial job
DIVERSIFIED Paramount Corp Bhd will spend some RM43 million to buy an industrial site in the Klang Valley to accommodate its RM203 million commercial property job.
The 21,050 sq m leasehold tract is in Section 13, Petaling Jaya. Paramount will buy the site, fronting Jalan Universiti, from Rangkaian Cipta Sdn Bhd.
It plans to build commercial units like offices and showrooms on the site, currently occupied by 40-year-old buildings which are fully tenanted.
"The land acquisition is in line with Paramount's objective to replenish its landbank to generate long-term sustainable income," it told Bursa Malaysia last Friday.
Paramount will use internal funds and bank loans to finance the purchase.
Acquisition of the land is due to be completed in four months. The properties will be developed within four years from 2009.
The project will be partially leased out. But if it is entirely sold, Paramount expects to book about RM44 million in profits.
Existing buildings on the tract have lettable areas of 126,900 sq ft, and close to RM2.2 million is generated in yearly rentals, according to the developer.
Paramount's net profit in the first half to June 2007 dipped 30 per cent to RM17.9 million, or 17 sen a share, while revenue dropped 35 per cent to RM137.8 million.
The decline was due to lower earnings by its property unit, according to filings to the bourse by the company.
Real estate development constituted the largest portion, or 55 per cent, of its first half revenue.
The group had RM27.3 million debts as at June this year.
Gadang builds earnings hopes on new projects
GADANG Holdings Bhd, a construction and property company, is planning to launch its maiden mixed development projects in Vietnam and Penang next year.
"Negotiations are ongoing with the landowners.
"In Vietnam, we are exploring different projects comprising mixed housing and commercial developments; and in Penang, we are looking at a luxury mixed development," managing director and chief executive officer Datuk Kok Onn said.
Kok told Business Times that the Penang land deal may be finalised in three months, while negotiations in Vietnam may conclude early next year.
Gadang may build properties worth more than RM300 million in Vietnam and Penang.
"We may develop the projects in a joint venture based on luxury concept. We are targeting foreign investors to buy the properties," Kok said.
Gadang may launch more projects in Vietnam and Penang if the two are successful.
Its property division contributed a net profit of RM7.5 million last year, more than double the RM3.2 million made in 2005.
Kok expects earnings to improve this year amid Gadang's plans to launch two new projects next month.
Its Taman Pinggiran Pelangi in Rawang, Selangor, will comprise 423 single-storey terrace and semi-detached houses.
Taman Seri Bukit Segambut will offer 54 three-storey terrace houses with a combined gross development value (GDV) of RM80 million.
Gadang also has 8ha in Tampoi, Johor, earmarked for a housing and commercial project, which is expected to reap RM190 million in GDV. The first phase will be launched in the next quarter.
Next year, it will launch a mixed development in Kuang, Selangor, with a GDV of RM80 million.
Gadang currently has four ongoing projects in Selangor and Kuala Lumpur, which can easily generate some RM210 million in GDV collectively, and land worth about RM100 million.
"Gadang will continue to expand its development activities, and is confident of establishing the company as one of the leading players in property development," Kok said.
Labels: Mixed Development, Penang
High value in FIABCI property awards
The FIABCI Malaysia Property Award, now in its 15th year, has become a much sought-after award by developers and for good reason too.
Year 2005 winner in the leisure and hotel category The Westin Kuala Lumpur went on to bag the world's best hotel development at the FIABCI Prix d'Excellence 2006.
Westin owner, Ireka Corp Bhd which was in talks to sell its hotel saw an immediate 10% increase in price for its hotel property, said Malaysia Property Award 2007 evaluation chairman and FIABCI-Malaysia secretary general Yu Kee Su.
The Malaysia Property Award is the prelude for entry into the even more covetous international Prix d'Excellence Award that is presented at the FIABCI World Congress each year.
Ireka Corp sale of The Westin to Thailand-based Newood Assets Ltd which was completed in Dec last year at an average of RM1mil per room set a record in the local property scene.
The total sale price was RM455mil in cash.
Another past Malaysia Property Award and Prix d'Excellence winner, SP Setia Bhd for the Setia Eco Park project located in Shah Alam, also saw an instant gain from the awards, Yu said.
The 791-acre Setia Eco Park, which won at the Malaysia Property Award 2006 in the masterplan development category, went on to win the "World's Best Masterplan Development" in this year's Prix d'Excellence.
FIABCI-Malaysia treasurer Yeow Thit Sang (left) and Yu Kee Su showing some samples of the awards
On winning at the Prix d'Excellence, SP Setia was approached by parties in Vietnam for a joint development project, said Yu.
Last month, SP Setia announced a joint venture with Vietnam's Becamex IDC Corp, a state-owned conglomerate, to develop a RM2.1bil master-planned project named EcoLakes in Binh Duong Province located about 40km north of Ho Chi Minh City.
"Our Malaysian award and the Prix d'Excellence provides real value to developers," said Yu.
Retail buyer's also benefited as well with many taking the Malaysian awards as a sign of a high quality project, he said.
FIABCI being a multi-discipline organisation similarly had to have a multi-disciplinary award, he said.
Both the Malaysian and the international Prix d'Excellence were overall awards, which cover all aspects of a project.
"We look at the financial sustainability of a project, and more importantly to the buyer and whether the maintenance is sustainable from the earnings generated. We also look at the social impact of a project on the surrounding area, together with the integration," he said.
Environmentally friendly factors were becoming more important criteria for both local and international awards as public awareness of "green" issues grew, he added.
In line with the environmental theme, the Malaysia Property Award trophy started out 15 years ago as two stylised-birds symbolising nature as well as a mother bird feeding her young.
Over the years the two birds symbol was cast in gold, silver and more recently in crystal glass.
Since last year however, the trophy has become a half cocoon, half butterfly representing the maturing Malaysian property development market, he said.
The Malaysia Property Award 2006 trophy is a gold cocoon/ butterfly motif on a silver stand, against a silver background.
As to what this year's trophy will look like, developers will have to wait to see, but Yu said that it would be the same cocoon/ butterfly motif.
Labels: FIABCI, Property awards
LIVESTOCK ASIA '07
ASIA'S INTERNATIONAL FEED, LIVESTOCK & MEAT INDUSTRY SHOW
Date: 23 -25 October 2007
Venue: Kuala Lumpur Convention Centre (KLCC)
Time: 10:00am - 5:30pm (23-24 Oct'07)
10:00am - 4:00pm (25 Oct'07)
Meet 240 exhibitors from 35 countries
See technology and products
Attend the 4th Asian Livestock Industry Conference
Network with Top Industry Players in Asia
THE REGION'S PREMIER LIVESTOCK, FEED AND MEAT INDUSTRY SHOW
Organised & Managed by:
AMB Exhibitions Sdn Bhd
Suite 1701, 17th Floor Plaza Permata ( IGB Plaza )
6, Jalan Kampar, Off Jalan Tun Razak,
Tel : ( 603 ) 4045 4993
Fax : ( 603 ) 4045 4989
Email: support@ambexpo.com
Website: www.ambexpo.com
If your business is in feed, livestock production, meat processing, catering and retailing, make it a point to attend LIVESTOCK ASIA '07 at the Kuala Lumpur Convention Centre from 23 - 25 October 2007. It is possibly your most cost and time effective way to be updated on all the latest advances and developments and at the same time, make new contacts or network with old friends. Attached is your copy of the Show Preview which will help you plan your visit and invitation tickets for you and your colleagues, Make it a point to visit LIVESTOCK ASIA '07 - the place where business comes alive.
The feed, livestock and meat processing industry will continue to grow strongly to cope with rising demand for meat products across the region. However, both meat producers and processors need to upgrade and implement new systems to ensure growth. Steps must be taken to minimise the impact of the avian flu and ensure that products meet internetional food safety standards. At the same time, users need to be kept in touch on ways to ensure food safety. LIVESTOCK ASIA '07 is where you can address these issues. It is where you can meet indsutry experts, see the latest technology, products and services from over 250 exhibitors and listen to senior officials on the latest regulations and guidelines.
Machine Tool Show 2007
Date: 24 - 28 October 2007
Putra World Trade Center Kuala Lumpur, Malaysia
Machine Tool Show 2007 is the "must-see" comprehensive and specialised metalworking exhibition to meet your requirement. Many new products are being exhibited for the first time in Malaysia including leading manufacturers around the world such as Okuma, Mori Seiki, Mazak, Makino, Mitsubishi, Johnford, Haco, Panasonic, ARD, Daewoo, Sheffield, Tesa, Faro, Hypertherm and more.
Don't miss it! Mark your diary and see you there!
FAIRS & EVENTS MANAGEMENT SDN BHD
27-2, USJ 10/1F, 47600 Subang Jaya,
TEL:+603-5636 1788 FAX: +603-5637 2788
Website: www.femsb.com
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Terms: American Newcomen
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An Account of Some Remarkable Applications of the Electric Fluid to the Useful Arts