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Saturday, November 29, 2014

No place like home! Jenny Loynton finds Malaysia unforgettable


No place like home! Jenny Loynton finds Malaysia unforgettable
Taiping-born Loynton with British Prime Minister David CameronTaiping-born Loynton with British Prime Minister David Cameron
Being deprived of parental guidance since childhood did not stop Taiping-born Jenny Loynton (nee Simon) from realising her dreams as a successful lawyer and a notable member of society in the United Kingdom. She is happily married to Briton Paul Goodwin and is a mother of two girls, aged 10 and 12.
Loynton and her three elder sisters and a brother were born and grew up in a Thai Buddhist temple, Wat Bodhiyaram. After her mother passed away before she turned one, her father took off by himself leaving the children with their grandparents.
“My father was Indian and my mother was half Thai, half Chinese. We are grateful for the temple monks and patrons for providing shelter to us. My maternal grandfather, Nai Boon Chitraphon, was the caretaker of the temple and my ancestor was one of the founders of the temple. My eldest sister Nelly, who was only 16 then, had to take care of us,” she relates to myStarjob.com.
Instead of blaming her circumstances, Loynton practises the virtues of gratitude, humility and not taking things for granted to earn her place in life.
She willed herself to do well academically and to put behind her heart-wrenching days in Taiping to become a notable Malaysian in the UK.
For the past two years, the 50-year-old director of her own legal firm, Loynton & Co Solicitors Ltd, is Queen Elizabeth II’s Deputy Lieutenant for the West Midlands; a royal representative reaching out to the ethnic minorities in Britain. She is the first Malaysian to be appointed to this role and will be carrying the coveted title until she reaches 70.
Capping her string of achievements that also include being on the board of governors of the Birmingham City University, is her recognition by Birmingham Museum and Art Gallery as “one of the people” of Birmingham.
Loynton attributes her success to the love and support from good Samaritans, including the monks and patrons of the Thai Buddhist temple, and of course her own unyielding effort to make good in life.
The words of the chief monk of the temple still inspire this vivacious lady.
“He predicted that I was destined for big things when he heard my first cry. However, to achieve these things I had to ‘go across the waters’. I was only seven then and it was my first day of school! When the time came for me to leave for the UK, the monk gave me a betel nut to remind me of home. To me the betel nut is a token given by someone who symbolises humbleness and inspirational attributes,” she recalls.
Loynton proved her mettle by studying hard and earned herself the opportunity to pursue her A Levels in the UK. Her sister, Nancy, and brother-in-law Christopher Boyd, who is executive chairman of CB Richard Ellis Malaysia, supported her studies financially.
It was during her student years in the UK that Loynton took up her first job “filling shelves” at Marks & Spencer’s Food Store in Solihull, an affluent upmarket town in England.
Although the job seemed menial, it provided her with many worthy life-long lessons.
“Probably to some people this must be the lowest paid job but to me it was an opportunity to learn and to integrate into the English society and understand them”, she says.
She had to clock in at the store before 7am daily from Monday to Friday.
“I remember my first day at work vividly; a winter morning in December 1981. It was misty and dark when I arrived at the store and was immediately given a uniform. There were a few other ladies much older than me but I was the only ‘brown’ person. The supervisor was a stern and officious lady. She showed me what was to be done and told me that I should put fresh items at the back and the ones with shorter shelf life in the front. Checking the ‘sell by’ date was extremely important as those items with expired dates had to be removed. It was important that the items on the shelves looked attractive and neat. I made sure of that”.
Invaluable insights
Jenny Loynton and her family with the plague from Birmingham Museum and Art Gallery recognising her as "one of the people" of BirminghamJenny Loynton and her family with the plague from Birmingham Museum and Art Gallery recognising her as "one of the people" of Birmingham
An important lesson she gained from the job was how to make things attractive on a shelf and the importance of time-keeping, communicating with people and being aware of the surroundings.
“I learned very quickly how to pay attention to details which unwittingly prepared me as the lawyer I am today. I particularly appreciated the opportunity to be a part of the community and to ‘people watch’ without staring like some Malaysians do”, she muses.
One particular enduring moment of her first job happened one Saturday when the store was busy with Christmas shoppers, piling up their trolleys with jars of cranberry sauce, minced pies and turkeys.
Loynton was in the bread section when she witnessed a well-dressed woman putting a pack of hot cross buns into her own bag instead of the trolley.
“I was horrified and did not know what to do. I had to use my common sense and followed the woman around the store pretending that I was tiding up the shelves praying that she would do the right thing by putting the pack back on the shelf. When she came to the checkout, I managed to alert a fellow shelf filler. A supervisor quickly arrived. I felt my heart beating twice the beat. I was so scared as I could have made a mistake!”
That day she learned her first lesson that would shape her career and personal advancement.
“I did not know it then but I suppose the job ‘tested’ me. I knew that it was my duty to report the woman to my employers and to use my common sense. In Malaysia, when I was growing up I did hear stories about people stealing but usually those people were poor and stole to feed their families. Here, in this affluent town why did a woman, who looked prosperous, steal those buns which probably cost only pennies? I was asked to make a statement of what I saw. Now, as a lawyer, I have written many statements, reports, affidavits and declarations. I did not know then that I was going to be a lawyer but the experience of that day prepared me for the path of becoming a lawyer dealing with my first case of theft”, she reminisces.
Besides getting praised by her supervisor for being attentive, she also learned the importance of work ethics which she came to adopt in her business.
At Marks & Spencer, there was a canteen where the management and staff sat and chatted during their breaks. And today, Loynton provides lunch to her staff, engages and talks freely with them during break time to create harmony and a sense of togetherness.
Reaching out
On her role as the Queens’s representative, Loynton says it provided her with the opportunity to reach out to ethnic minorities and make people feel special.
She also lends support and offers praises wherever the situation warrants.
Her “royal duties” are extremely important to her “as I am interested in what people do and of their achievements”. She says she has never abused her position as Her Majesty’s representative, or allowed it to increase her profile professionally or personally.
“I view it as an honourable, purposeful position. I feel it is important that people’s achievements and celebrations are marked with honour and pride”, she explains.
Loynton started her law firm 11 years ago after leaving her former partners who she says “were totally unsupportive and chauvinistic”.
There are five lawyers and five support staff in her firm today.
Although she has 100% control of the shareholding, Loynton does not view herself as superior or senior.
“I am approachable and work very hard. Good work ethics and an early start in the mornings which were the basis of my first job are important to me until today. I have not stopped working since I started training in 1985. I try to be the first one to arrive at the office so I can ensure that the office looks clean and attractive every morning”, Loynton adds.
She stresses that her main aim is not to become wealthy but to be a good person.
Going forward, she aims to make Loynton & Co the number one British law firm that makes significant impact in investments for clients from Asia and China into the UK.
“I think that I will be a very good envoy for Malaysia as I feel that Malaysia has not sold itself to this fast moving 24-hour media world. People in the UK still consider Malaysia as a third-world country! I’d like to change that perception. Whenever I have been asked where I originate from, I felt a sense of pride when I say I am from Malaysia”, she beams.
On life in the UK, she says, “of course there are good moments and not so good moments but generally they are good. My upbringing of being respectful of others has been important as I have never felt any racial discrimination or prejudice”.
There have been many memorable moments for her; getting invited to Buckingham Palace, meeting up with British Prime Minister David Cameron, and dining in the House of Lords, among the highlights.
Having being away in the UK for over 30 years, Loynton says she would love to retire in Malaysia. “This is the place I was born and where the sun never stops shining. It is the best place on earth! The food, smell and sound of Malaysia are hard to forget”, she says.
Loynton and her siblings still maintain a strong sense of togetherness and will travel across the world just to be with one another, “even if it was for only 24 hours”.
Sharing her words of wisdom to her fellow Malaysians, she says, “never forget your roots, be respectful and grateful for everything that comes your way”.
“Always have a big smile and never be revengeful. If a poor disadvantaged girl like me can make it, any young Malaysian can do it too. Never forget that Malaysians eat, sleep and talk all at the same time! No time to be depressed,” she chimes.

Introducing Ms. Jenny Loynton



Tuesday, February 25, 2014


Introducing Ms. Jenny Loynton

Ms. Jenny Loynton will be the guest of honour at our 2014 Alumni Dinner on 6th December 2014. She will be flying back to Taiping from UK to be with us. We are very grateful that she can make it!

Text: 
Governor of Birmingham City University Profiles
Jenny Loynton, DL, LLB (Hons), Solicitor

A multilingual graduate of the Faculty of Law at Liverpool University and Chester College of Law, and a Member of the Law Society, Jenny was an equity partner at Garner, Canning & Co before leaving to set up her own law firm, Loynton & Co Solicitors Limited. Jenny is a Director and Sole Shareholder of the Company which specialises in commercial property conveyancing, litigation, probate and immigration. She has an office at the Wing Yip Business Centre, Nechells, Birmingham specialising in Chinese legal issues. She speaks two Chinese dialects, namely Cantonese and Hokkien, together with Thai, Malay and English. In 2010 she was appointed Her Majesty's Deputy Lieutenant of and for the West Midlands.



At the Queen's Robing Room in the House of Lords London

Invitation to a garden party at Buckingham Palace

Invitation to the Diamond Jubilee of Her Majesty Queen Elizabeth II of the United Kingdom and the 80th Birthday of Her Majesty Queen Sirikit of Thailand

Ms. Loynton was one of the "8 Famous People" in the Birmingham Museum and Art Gallery

With Prince William at the Birmingham Library

With Prince William at the Birmingham Library

With Prince William at the Birmingham Library

With His Royal Highness Prince Edward

With the UK Prime Minister David Cameron

With the UK Deputy Prime Minister Nick Clegg

With the Chief Secretary to the Treasury Danny Alexander

With the Conservative MP Michael Portillo

With Brown Shipley

With Prince William at Regents Park School

At the China-Europe 2020 Climate Change Challenge

At the China-Europe 2020 Climate Change Challenge

Sealing a UK-China collaboration

Article on Ms. Loynton and her family in The Star newspaper

The Star newspaper had written two articles on Ms. Jenny Loynton. Read them here:

CLICK HERE -> Malaysian Jenny Loynton helping Queen E reach out to ethnic communities
CLICK HERE -> No place like home! Jenny Loynton finds Malaysia unforgettable

申請一馬援金及更新資料

申請一馬援金及更新資料者‧須填寫個人儲蓄戶頭

(霹靂‧怡保28日訊)2015年一個馬來西亞援助金(BR1M2015)將於12月1日開放申請,根據財政部指示,所有新申請者和更新資料者必須填上個人儲蓄銀行戶頭號碼。
  • 民眾也登陸https//:ebr1m.hasil.gov.my瞭解BR1M2015申請詳情,包括新設“喪親之痛計劃”申請條件。(網絡截圖)
換句話說,所有申請和更新資料者,須先開設個人儲蓄銀行戶頭,才可填妥相關申請表格。
直接把援金匯給受惠者
根據財政部發出的信函,今年該部將採用直接把援助金通過銀行戶頭過賬方式匯給受惠者,因此申請人士需要在表格上填寫個人銀行戶頭號碼。
需要提醒民眾的是,財政部只接受申請者填寫個人儲蓄銀行戶頭,其他如聯名戶頭和公司戶頭,一律不接受。
“喪親之痛計劃”取代“集體保險”
另一點需注意的是,財政部已宣佈政府以“喪親之痛計劃(Skim Khairat Kematian)”取代“一個大馬人民集體保險”(i-BR1M)。
在這項新計劃下,當一馬援助金受惠者逝世後,其家屬將可獲得1千令吉的撫恤金,惟個人收入2千令吉以下的一馬援助金受惠者,無法在這項新計劃下受惠。
因此,BR1M2015申請者和資料更新者,需在表格上填寫繼承人(waris)名字,而表格上注明繼承人只限是申請者的丈夫、妻子、父母或兒女。
稅收局:開放申請期限12月1至31日
《大霹靂》社區報記者走訪怡保霹靂內陸稅收局,官員表示,許多民眾在收到財政部發出的通知信函後,就迫不及待前來該局要辦理資料更新手續,但真正開放申請日期是12月1日開始。
官員表示,BR1M2015開放申請期限從12月1日至31日,將發出兩種表格,即供新申請者填寫的“一馬援助金申請表格((BR1M)2015(BK-01))”,以及供原有受惠者填寫的“更新資料表格(Borang Kemas Kini)”。
“民眾可從12月1日起,前往各地區內陸稅收局辦事處,或設在怡保城市轉型中心(UTC)的內陸稅收局辦事處索取相關表格,或登入內陸稅收局一馬援助金官方網站http://ebr1m.hasil.gov.my/更新資料。”
他說,如往常一樣,民眾可直接在內陸稅收局辦事處填妥資料並直接呈交表格;或把表格帶回去填寫,過後由親友代為呈交也可。”
“這次稅收局鼓勵民眾呈交個人和受益人的身份證副本,以方便官員檢查和核對申請者和更新資料者的資料是否有誤。”
【BR1M 2015開放申請】
●申請期限:12月1日至31日
●申請地點:可前往各地區內陸稅收局辦事處,或設在怡保城市轉型中心(UTC)的內陸稅收局辦事處,索取表格和提呈申請。
●所需的個人資料:
1.配偶/子女最新資料、最新的地址(確保郵寄時不會寄失)
2.銀行戶頭(BR1M2015將會分3次發放)
3.如果是根據家庭收入和樂齡人士類別的申請者,需填寫繼承人資料,以便發放喪親撫恤金。
●各地內陸收局星期一至五辦公時段:上午8時至下午5時30分
●查詢:
*撥怡保霹靂內陸稅收局
總線:05-5407888
*撥一馬人民援助金
直線:05-5407766/7777/ 7773/ 7780
*撥霹靂內陸稅收局安順辦事處:05-629 6200
*撥霹靂內陸稅收局太平辦事處:05-829 6000
民眾也可上網http://ebr1m.hasil.gov.my/申請。(星洲日報‧大霹靂‧報道:馮靜敏)


點看全文: http://mykampung.sinchew.com.my/node/332190#ixzz3KT1aOHwz 

Tuesday, November 25, 2014

房價為啥不跌?答案,震驚世界!

房價為啥不跌?答案,震驚世界! 
  • 撰文者:網路文章分享
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  • 標籤:
  • 10月 2014年15
    KTV的包廂內,
    坐著一個滿面通紅的中年男人和一個有點愣愣的年輕小伙子,
    他們是一對叔侄。

    首先年輕人開始說話了。

    小伙子:"叔,最近我們建的房子好像沒什麼人買呀!你得想個法子呀!"

    中年男人瞟了自己的愣侄子一眼,
    拿起桌子上的一瓶價值上W的紅酒給自己滿上一大杯,
    一口喝了個底朝天,把大腦袋晃了晃,就開始了對小伙子的說教。

    "小伙子,這事你別管,你只要給我把房子建起來就行。"






    小伙子還是不懂,接著問道:

    "叔,我建成了那麼多房子好像沒有怎麼賣呀。"

    "你小子懂什麼,我開發房子不是用來賣的,也沒幾個傻缺買得起,賣那只是個面子工程。"

    這時小伙子的嘴一下子成了O字形,
    一時雲裡霧裡了,說:"你不賣,那錢從哪來呀?"

    叔說:"找銀行貸款呀!"

    侄說:"那不用還嗎?"

    叔說:"比如我從銀行貸款5億,最多花2億去投資開發房子,3億就成了自己的了,房子還用賣嗎?"

    "房子建成後,就開始猛炒,把房子炒成價值10億,有人買沒人買不管它,然後就是往外送房。"

    小伙子這下不光嘴是圓的,連眼都成圓的了。
    叔好像有點醉了,點了支雪茄,悠閒地吸了一口。

    又說道:"房子賣不出去就送給那些人民的公僕住嘛!"

    小伙子感覺到叔叔真的是太偉大了,眼中滿是敬畏。

    叔說:"我把最好的房子送幾套給那些公僕,還有和叔一樣的人也會把很多房子送給那些公僕。"

    "當那些公僕手上有了不少房子時,他們也不想讓房價掉下來,掉下來不等於到手的錢丟了嗎?他們自然就會為我們服務了。"
    小伙子說:"那錢不用還銀行嗎?"

    叔敲了敲小伙子的腦袋,把頭搖了搖,滿是自信地說:
    "還什麼錢呀!我用現在的房子做抵押,市值10億呢,然後再去貸款開發另一幢,到時你就跟著叔發財好了。"

    小伙子說:"要是最後銀行沒錢了怎麼辦?"

    叔說:"不急,那時國家會印錢的。"

    小伙子:"要是國家不印呢?"

    叔滿臉不悅,有點兒生氣地說:
    "不印錢貸不出款,咱就宣布倒閉,把房子全算給國家.反正叔的錢全轉到國外去了。"

    愣子這下好像明白了很多很多.....
    原來很多房子不是蓋來住的

    Monday, November 24, 2014

    绿化蕉赖 闹中取静


    绿化蕉赖 闹中取静

    在繁荣的蕉赖区,想寻找一片绿肺的栖息地?
    以下有几款以贴近大自然和绿化为概念的发展项目,让你远离繁忙的城市,置身于静谧的绿意景观,闹中取静。
    同时,也少不了近年非常火红的综合型公寓,为专业人士而设,居家型的小办公室的工作空间,迎合追求生活质感与舒适生活的现代都市人。
    怡克伟士亿国城
    地点:蕉赖路,蕉赖利双广场(Leisure Mall)对面
    完工日期:2017年12月
    面积:596平方尺至1328平方尺
    要价:每平方尺767令吉

    由怡克伟士(Ekovest)在蕉赖黄金地段进行的亿国城综合型计划,距离蕉赖利双广场仅有咫尺之遥,将会是未来蕉赖区的重要地标。
    占地12英亩的亿国城的概念是商用、广场和住宅的房产计划,预计2017年竣工。开放式单位有两款,皆是762平方尺,区别是一款有露台,另一款没有露台;至于两房式单位也有两种,一款是1121平方尺,另一款是1168平方尺。三房式单位有两间浴室,面积最大,共有1328平方尺。
    此外,Tower E也设有Studio单位,面积是596平方尺。
    两栋居家办公室单位的建筑设计犹如双子塔,共有32层高,将是蕉赖区未来1的双塔楼,最顶层设有泳池、了望台、健身室和其他休闲设施;设有空中花园,而两栋楼之间建有一座空中天桥,方便居民进出往来和共享休闲设施。
    据了解,“亿国城”的居家办公单位特色,是采用双层开放式的设计概念,拥有很高的天花板,予人无压迫感的自在。
    此外,“亿国城”还会建有一座大型购物广场,从广场的二楼将会兴建一座长达100公尺的有盖行人天桥,衔接至利双广场地铁站,让人们可以充分使用公共交通设施,减少外围的车流量。
    Sky Vista Residency
    地点:第一花园
    发展商:Orando控股
    完工日期:年中
    面积:1450平方尺至1700平方尺
    要价:每平方尺558令吉

    出自Orando控股的Sky Vista Residency,位于第一花园(Taman Pertama),毗邻Shamelin Heights商业园。这也是继Vila Vista后,Orando控股于该区的第二项公寓计划,这个项目的卖点之一是,每一间公寓拥有自家的专属空中花园,以及两个停车位。
    Sky Vista Residency为永久地契计划,将建设两栋共204间公寓,面积介于1450平方尺至1700平方尺,有四个格局设计。公寓社区内设有儿童游乐场、桑拿浴室、游泳池以及健身房等设施。
    该处交通方便,前往市中心的车程仅为5公里,可轻易取道陆佑路、中环大道、精明隧道(SMART Highway)、新街场大道以及东西连贯大道。该发展计划的目前要价为每平方尺558令吉,售价由80万9100令吉起。
    Lumiere
    地点:敦胡申翁镇(Bandar Tun Hussein Onn)
    发展商:OCR Noble Land(Lumiere)有限公司
    完工日期:2017年
    面积:1271平方尺至1391平方尺
    要价:每平方尺530令吉

    获奖无数的发展商OCR Noble Land(Lumiere)Sdn Bhd在蕉赖敦胡申翁镇开发的Lumiere发展计划,是一项分别建有5栋时尚、新颖大楼豪华公寓与别墅的独特项目。
    即分别为352个公寓与32个别墅,整个发展项目占地6.12英亩,同时,Lumiere属于99年租赁地契,公寓方面,建于A、B、C等3栋大楼的Lumiere公寓,户型空间宽敞,单位的面积为1271与1391平方尺。
    同时,Lumiere公寓的每个楼层规划仅建2至6个单位,环境设计着重于提供私密性,符合现代都会人对低密度生态节能、享有私密空间的居住与生活需求,同时增添空间感、舒适感及安全感。
    这个绿色的空间,也为住户提供了理想的户外与社交活动空间,有助于促进邻里增进的联系;户外剧场、50米长的游泳池、慢跑道、药草园、烧烤亭、儿童游乐场、篮球与足球运动设施、健身房、练习瑜伽与太极的场所、足底按摩路径、按摩浴缸、桑拿、观景台等也使到Lumiere的户外设施更趋齐全,老少皆宜。
    另外,在住宅区周边的行人步道、草坪、游泳池畔等缀上发亮的鹅卵石。每单位售价介于66万7900令吉至154万8900令吉之间。
    Windows on the Park
    地点:敦胡申翁镇
    发展商:雪兰莪铁船
    完工日期:明年
    面积:916平方尺至4311平方尺
    要价:每平方尺约583令吉

    由雪兰莪产业公司(Selangor Dredging Berhad,简称SDB)操刀的Windows on the Park蕉赖发展计划,以绿色用地为区域规划的核心,公寓位于其中,呼吸间净是新鲜空气,环境静谧清幽。
    该发展计划位于蕉赖外围的敦胡申翁镇,临近无拉港及敦胡申翁镇捷运站,占地8.9英亩,绿色用地占了50%,即约4.2英亩,绿意景观,采用兼具美观及实用性的三重种植概念,触目处处绿意。
    区内绿地规划为3大区,设有50公尺泳池及3个不同主题公园,分别是主要设施较为集中的“俱乐部公园(Clubhouse Park)”;为孩童及青少年而设的“活跃公园(Active Park)”游乐设施齐全,设有休闲走道,专供散步、吸收芬多精的“静园(Quiet Park)”,让住户根据需求选择适当的休闲活动。
    其3栋公寓大楼均采V字型设计,共540个单位,每层仅8个单位,属低密度建筑,拥有三重的严密保安措施。
    单位工程纳入防震措施,以开放式格局为根本,内则设有加高窗户及宽敞露台,形成良好景观、通风及采光条件。售价为98万8000令吉起。
    绿苑(Green Residence)
    地点:拉萨沙央花园
    发展商:Pangkat Unggul有限公司
    完工日期:2017年
    面积:1127平方尺至1611平方尺
    要价:每平方尺588令吉

    实达集团子公司Pangkat Unggul有限公司,今年1月推出全新公寓计划———绿苑(Green Residence),预计2017年竣工。
    绿苑位于蕉赖9英里海拔较高地段,3座公寓分别为A座楼高17层、B座25层及C座29层,为迎合时下人们追求私人空间的需求,1440及1550平方尺单位都是3间房、3间浴室、一个化妆间设计,还设有1间佣人房及浴室。
    绿苑着重大自然空间,因此公寓建筑面积逾6英亩,保留了2英亩多的一片翠绿山景,特定单位设有空中私人小花园,适合小康家庭居住。该区直通蕉赖加影大道、第二中环公路两个核心地段,让居民一路通畅便捷地穿梭来回,位处MRT行经路线,出入方便;每平方尺售价是588令吉起。
    The Mark@蕉赖
    地点:斯嘉岭
    发展商:华龙集团(BHL Group of companies)
    完工日期:明年12月
    面积:618平方尺至1166平方尺
    要价:每平方尺约631令吉

    The Mark是华龙集团旗下在蕉赖斯嘉岭受瞩目的发展项目之一,占地3英亩,预计在2015年竣工。
    The Mark拥有两层零售店、两层智能与小型办公室(soho)以及467间服务式住宅,共有3种面积,分别618、833及1166平方尺,售价从39万令吉起。
    The Mark为住户提供多项方便设施,其中包括药店、诊所、游乐园、健身房及更多设施等等。
    A座单位已全数售出,由于B座单位可观望吉隆坡都市景观,受到许多置业人士喜爱;每单位售价39万令吉。
    The Mark处于交通便利的地理位置,可通往吉隆坡外环公路、蕉赖加影和东西连贯大道。邻近有超市、油站、银行、UCSI大学学院、医院和中小学等,为住户增添不少便捷。
    Altitude236
    地点:武吉曼达丽娜
    发展商:IJM置地
    完工日期:10月
    面积:1389平方尺至2820平方尺
    售价:81.9万令吉起

    位于蕉赖武吉曼达丽娜(Bukit Mandarina)的Altitude236发展计划,为IJM置地(IJMLAND,5215,主板产业股)的豪华公寓发展项目。
    这项租借地契发展计划建有一栋共236间公寓的大楼,分为四种格局设计,介于3房式至5房式,符合不同购屋者的需求。
    Altitude236已接近完工阶段,该计划公寓面积介于1389平方尺至2820平方尺,售价由81万9000令吉起跳。公寓社区内设有游泳池、健身房、壁球室、观景台、水池造景、烤肉区,以及儿童游乐场等设施。社区内部有24小时闭路电视监控,以及保安巡逻,确保住户安全。
    该发展计划交通方便,靠近蕉赖-加影高速公路、东西连贯大道以及第二中环大道(MRR2)。
    此外,南湖镇(Bandar Tasik Selatan)综合交通终站,也在咫尺之遥,未来的捷运计划在落成后,也将催化该区房产价格走扬。

    蕉赖 黄金蛋糕

    蕉赖 黄金蛋糕

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    即使是外州人,对蕉赖(Cheras)这个名字应该一定不会感到陌生。蕉赖紧邻隆市心脏,只距离数分钟车程,可说是一片黄金地,而且是个以华裔为主的聚集区。
    吉隆坡迈入急速城市化发展,人口逐年增加,蕉赖成了主要的发展区之一。如今如火如荼的捷运也经此地,使蕉赖如同一这块“黄金蛋糕”,吸引更多大型发展商抢着咬一口。
    蕉赖 第二次蜕变
    蕉赖,一个如今已有150万人口的百年城镇,是华人占大多数的地区,大小住宅花园至少50个。
    毗邻隆市的蕉赖社区发展成熟,人口密集,也坐落在良好地理位置,经过政府的逐步发展,蕉赖已成为四通八达的枢纽。
    数十年发展下来,数十个花园区、兴旺的商业圈和支撑经济的工业区,蕉赖已是一个发展相当成熟的地区,如今又迎来了捷运系统,难怪发展商都说这里第二次蜕变,变成更盛放、更有活力。
    蕉赖,算是吉隆坡一个发展相当成熟的地区。但早年的蕉赖,主要是橡胶园和可可园,之后换成棕油园。
    因缺乏大型商业或新概念等外来刺激,各区的发展步伐并不一致,而且整个蕉赖并没有一个突出的焦点。
    即使是政府兴建的第二环公路(MRR2),拉近了蕉赖往旺莎玛珠(Wangsamaju)至雪州八打灵再也(Petaling Jaya)或梳邦(Subang)的距离,因此大道长期且严重的堵车情况,令蕉赖的房价并不像其他地区般大幅增值。
    严格来说,甚至是5年前,蕉赖区的房价还是偏低。
    房价涨11-26%
    直到甘榜班登(Kampung Pandan)交通圈附近一带及贯穿花园区的道路提升,蕉赖才迎来新契机,房价开始有全面性调整,一些价格偏低的房产如旧公寓,身价也随着水涨船高。
    根据国家房产估价及服务局发布的《2013年产业报告》显示,蕉赖区房地产,无论是店铺、办公室、公寓或排屋都有上涨的趋势,介于11%至26%不等。
    当中,胡姬岭(Taman Orkid)及武吉马鲁里(Bukit Maluri)等地区的屋价,也涨了11%至17.8%不等,介于35万8000至65万6000令吉。
    在一片涨势下,难怪房产经纪都形容蕉赖是“后起之秀”,期待这里。
    捷运将成经济火车头
    备受全城瞩目的捷运计划(MRT),被视为推动相关地区的经济火车头。全长9公里,从柯克伦路(Jalan Cochrane)至吉隆坡中环(KL Sentral)的8个捷运中途站,也将爆发尘封已久的潜能,包括蕉赖区。
    隆人口最稠密花园区
    蕉赖为吉隆坡人口最多,住宅花园最稠密的社区。这里与吉隆坡敦拉萨路(雪州皇家高尔夫球场)接壤,一直延伸到加影(Kajang)。
    蕉赖区横跨隆雪两州,小部份即9英里外是属于雪州,大多数都是吉隆坡地址。
    早期,蕉赖主要的花园住宅区为宝敦花园(Taman Bolton,后改名为美达花园-Taman Midah)、友力花园(Taman Yew Lek,后改名为蕉赖花园-Taman Charas)、马鲁里花园(Taman Maluri)、大同花园(Taman Taynton)、康乐花园(Taman Connaught)等。
    开发至今,分布在蕉赖地区的花园住宅区已达50多个,包括班登再也、班登柏兰岭、联成花园、斯嘉镇、敦拉萨镇、皇冠城、敦霹雳花园、翠岭镇、明朗花园、安沙那花园、斯嘉岭公寓、美福园、珍珠花园、白马花园、丽雅公寓、美丽阁公寓、银禧阁、优丽阁、康乐公寓、美和家花园、琪琳花园、美嘉花园、蕉赖金地花园及美丽园等。
    店铺租金应声涨26%
    房价上扬,同步带动租金走高,《2013年产业报告》的数据,蕉赖区去年的租金全线上升。
    例如皇后镇的店铺租金去年上涨26.3%,即从平均1200至1800令吉的价格,升至1200至2300令吉;而武吉蕉赖的店铺租金,也涨了23.1%。
    以住宅单位来看,蕉赖的表现同样不俗,即使是传统及较旧的排屋的租金也攀升不少。
    报告指单层排屋租金介于800至3800令吉,最贵及涨幅最高的是金地花园(月租3000至3800令吉,涨幅约25.3%),其次则是蕉赖首都镇和蕉赖大同花园(租金介于1100至3500令吉,平均涨幅超过20%)。
    根据产业代理的非正式统计可见,2011年时产业行情都陷入低迷,相信是受到捷运计划不获民众支持的影响,当时许多涉及征地的居民都有很大的反弹。
    不过,捷运计划工程敲定后,产业价逐渐回升,尤其在2013年及2014年更是飙升每平方尺破400令吉。
    例如,有地房产在2010年每平方尺仅328令吉,今年已来到412令吉,公寓每平方尺均价也从2010年的353令吉升至417令吉。
    以尺价来看,公寓的价格走势比有地房产强劲,尤其是位于马鲁里一带的公寓,每平方尺甚至高达741令吉。
    吴明权:中产阶级潜力大
    MCT集团执行董事拿督吴明权也有不同的见解,他说花园多是蕉赖的特色,大部分都是当地华裔落地生根,中阶层家庭居多。
    他表示,蕉赖区的发展已很成熟,近几年的产业走势都较稳定。
    而且,当地许多屋主的房贷供款已近乎还清,是一群有购买能力和融资条件的潜在客户。
    “这类购屋者,只要遇上概念合心意的新房产计划,他们会考虑给房屋升级。”
    至于未来有了捷运后,交通会更方便,但吴明权认为,房价也未必有太大的起伏,因为蕉赖人很少会依赖公共交通,大部分都是当地人住在花园区,有代步工具。
    无统一规划发展欠完善
    蕉赖的经济活动,从早年的农业和矿业,逐渐转向轻工业,主要以家庭式经营为生,如餐饮业、饼家及制作豆腐等日常食品。
    这些转变,逐渐促进了当地饮食经济,同时吸引外资。
    但相比其他地区,蕉赖的发展欠缺完善规划,吴明权将此归咎于没有单一较大的发展商主导所致。
    他说,相比起非常接近的吉隆坡市区,蕉赖的发展已经接近饱和,没地方可再发展,而且蕉赖区并没有一个特别大的发展商,而是汇集了大大小小的发展商。
    “在蕉赖区甚至没有企业办公楼,几乎都是小型自家经营或小贩居多,蕉赖并不属于是卫星市的一个区域。”
    大发展商纷纷抢滩
    蕉赖的发展力度,更多大型发展商进驻,正好是最佳证明。蕉赖早期的房产发展,有许多中小型的发展商主导,但随着经济潜能和发展力度逐渐受到关注,更多大型发展商竞相进攻。
    比较早进驻的挂牌发展商包括马星集团(Mah Sing,发展Hijauan Residence和One Lagenda)、IJM集团发展Bukit Mandarina和Monte Bayu、LumChang集团发展Twin Palms)等等。另外,国浩置地(GuocoLand)也在当地发展包含独立式洋房和公寓的Cirrus,双威集团(Sunway)则开发名为永乐城(Sunway Velocity),马顿集团(Malton)不久前推介高尚公寓Amaya@KL。
    首次跨界房地产的怡克伟士(EKOVEST),也选在蕉赖推出了第一项房地产项目亿国城(Ekocheras)。
    当然,除了挂牌发展商,还有不少中小型发展商在蕉赖区有房产项目。
    双威永乐城吸睛
    洞悉先机的发展商争宝地,蕉赖马鲁里花园、桑林花园、第一花园等的新项,为当地的房市注入新激素。
    当中,双威集团推出的双威永乐城,就相当吸睛。这里就在蕉赖路(Jalan Cheras)、啤路(Jalan Peel)与雪梨路(Jalan Shelly)交界处,可说是从隆市中心进入蕉赖的黄金地段,衔接多个主要道路与高速公路。
    马鲁里花园与啤路一带虽然非常接近隆市心脏地带,虽发展脚步却很缓慢。直到被定型为财政预算案发展重区之一,成了蕉赖最诱人的黄金地带。
    自此,马鲁里中价公寓的价格就从每平方尺200多令吉,增至400令吉以上,价格中下且比较残旧的公寓,面临大转变,变成一个比较中上和全国化的地区。
    蕉赖中环 城中新蒲点
    相信道地的蕉赖人对凤凰广场并不陌生,但因旺不起来最终在2005年8月结业,直到2008年被大马置地私人有限公司收购,才浴火重生成为现在的“蕉赖中环”。
    发展商投入了1亿3000万令吉把凤凰广场买下及翻新,并易名为蕉赖中环购物商场,在去年12月正式开张营业,成功成为蕉赖区最新的购物热点。
    高达13层的蕉赖中环位于衔接蕉赖路的第10公里处,离开吉隆坡市中心大约15分钟车程。
    大马置地除了装修翻新,也找来了不少有名的租户,包括电器、商店、饮食餐、服装及戏院等。
    不仅如此,在重新定位蕉赖中环的过程中,发展商也引进了一所酒店到此设立,这所酒店名为Silka Cheras,一共有319间客房,建筑面积占12万5970方尺。
    正在如火如荼进行的双溪毛糯-加影干线捷运(MRT),其中一站就建在蕉赖中环对面,预计2016年竣工,届时,这里将成为蕉赖一带的交通枢纽区。
    此外,蕉赖中环也涵盖一座从捷运站连接至蕉赖中环的行人桥,搭捷运免塞车,下捷运走数分钟就可抵达蕉赖中环。
    此外,随着政府也计划在蕉赖推动“泊车转搭站”概念,将在蕉赖中环旁建一座5层楼,每层分上下两层的泊车场,预计2016年竣工。
    届时,车主也会在下班后到蕉赖中环逛一逛、娱乐、休闲或吃顿晚餐,进一步提升客流量。
    金山高原到隆市仅10分钟
    金山高原坐落在巴生谷的蕉赖,是个混合发展聚集,道路四通八达。
    这里被邻近的零售和商业中心所围绕,贯通蕉赖路,Kesas高速公路、第二中环公路(MRR2)和东西快速大道,到吉隆坡市中心的路程只需短短10分钟。
    这里的产业发展计划一直没有断续过,反之还越来越蓬勃。金山高原可说是全马拥有最多住宅花园的旺区,数百个住宅花园当中,新旧交集。
    这里最大卖点是居高临下,可眺望吉隆坡市中心标志建筑,例如双子塔和吉隆坡塔等;入夜时份,更是欣赏夜景的最佳视野。
    如此好的条件,也吸引不少外地人前来蕉赖金山高原置产业,也无形中带动了周遭的产业价格,也提升生活素质。
    郑水兴:丑小鸭变天鹅
    马鲁里属于综合发展区,随着国际金融区即将崛起,商业气息将会越来越浓厚,让住宅区趋向中上市场,但却不会走向太高档路线。
    郑水兴国际房地产投资者俱乐部创办人拿督郑水兴曾经形容,蕉赖马鲁里是沉寂已久的地区,惟随着政府积极推行各种大型计划,该地有望成为下一个热点。
    “蕉赖具备天时、地利、人和,我相信它具备一个从丑小鸭变成天鹅的条件。”
    坐拥天时地利人和
    他指,从房地产发展角度来看,这个地区拥有的发展潜能无限,先从天时说起,在过去十多年来,这个地区毫无动静,有很多土地没有开发。
    “至于地利,这个地区非常靠近市区,包括政府将要打造的世界金融区,因此,肯定会成为大肆发展的地区。”
    基于马鲁里的土地不多,所以郑水兴相当看好当地的二手住宅有地房产,并预计产业价值有很大的上涨潜能。
    “马鲁里能够成为热点,关键因素在于它是一个成熟的综合产业区,具备人口密集及地理位置理想等优势,以及还有可以改变的空间去转型。”
    马鲁里的三层楼店屋的产业价值也在捷运计划下受惠,涨幅达23.8%,交易价为208万令吉。
    新闻背景
    紧邻首都华裔聚集

    在英国殖民时期,蕉赖地区因为种植橡胶和可可,而成为重要的经济命脉。同时,大量的锡矿开发,吸引了大量的华人前来淘金,使得蕉赖地区至今仍有80%居民是华人,成为马来西亚其中一个华人的主要集聚地之一。
    在马来西亚独立前,蕉赖非常荒芜,人口稀少,住处以非法木屋居多,只有一条要道,当时称为蕉赖老街场,当年的居民以割胶和淘锡米为生,居民几乎都是华人。
    我国独立后,吉隆坡开始迈入急速的城市化发展,人口逐年增加,人们开始往郊外移动,紧邻吉隆坡市区的蕉赖就成为当时主要的发展区之一,经济活动也从农业及矿业,转向轻工业发展。
    http://www.nanyang.com/node/663805