Week 4 March 25. Nada Nada Alam. Developer Sepang Cemerlang Sdn. Bhd. (Seri Pajam Development Group) J - P r o p v e s A n a l y z e

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Irma Norton
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1 Week 4 March 25 Nada Nada Alam Developer Sepang Cemerlang Sdn. Bhd. (Seri Pajam Development Group) J - P r o p v e s A n a l y z e

Project Induction Nada Alam is the latest Freehold residential development by Sepang Cemerlang Sdn Bhd, a member of Seri Pajam Development Group.

2 Project Induction Nada Alam is the latest Freehold residential development by Sepang Cemerlang Sdn Bhd, a member of Seri Pajam Development Group. This 160 acres of healthy lifestyle development is just a minute away from LEKAS Highway Pajam exit and 5 minutes away from North South Expressway. With convenience of accessibility, one can travel to Kajang, Semenyih, Putrajaya, Cheras and even KL City Centre in a breeze. Nada Alam is the most interesting development so far undertake by Seri Pajam Development Group in Nilai. As mentioned previously in our Nada 1 Analyze, we are still in the opinion that the future returns on investment outlook for Nada Alam will be good due to the overall development concept, the accessibility (location) and its surrounding properties development. Currently, Semenyih and Seremban properties are quite hot and being in the middle of the mentioned 2 hot zone, the demand prospect for the properties at Nada Alam looks quite promising. Within Nada Alam, there will be 13 acres of Green Area, which represent almost 10% of the total development area. There will also be a 7km jogging pathways, a Mini Wetland, a Mini Forest, Nada Alam Senses Park and Symphony Park, and the last and not least, the Malaysia first Family Street which are all part of the Healthy Lifestyle Concept the Nada Alam is offering. Nada 3 will be the second property launch in Nada Alam. It comprises of both Double Storey Terraces and Double Storey Semi-D s. The terraces standard land area is 22ft. x 70ft. with built-ups ranging from 2,774sq.ft. to 2,822sq.ft. No information is provided for the Semi-D s as the developer has yet to launch it. Anyway, the reason we revisit Nada Alam and cover Nada 3 is due to its terraces impressive built-up. Terraces with built up of 2,700sq.ft. 2,800sq.ft. are normally seen at super links with land area of around 1,800sq.ft. (24ft. x 75ft.). Nada 3 terraces impressive built up are due to the building is fully extended, from the car porch till to the backyard. For security features, Nada 3 is a guarded community that equipped with a guardhouse, security access cards and anti-climb fences. Besides that, CCTV will also be installed at Nada 3 single entry and exit point as well as other selected points.

3 Project Fact Price Name Price psf (RM) Built-Up (sq.ft) RM 565,000 RM841,950 Nada Nada Alam RM204 2,774sq.ft. 2,822sq.ft. Land Area 22 x 70 Land Tenure Title Type Freehold Individual No. of Bedroom 4 No. of Bathroom 4 Furnishing Property Type Features Not Furnished Double Storey Terraces Fully Extended Building High Ceiling with Natural Lighting 12ft. High Ceiling at Ground Floor Lanai with Extended Balcony at Master Bedroom Car Porch to Accommodate 2 Car Side by Side Modern and Open Internal Layout North South Orientation 3 Phase Wiring Underground Cabling Facilities Mini Wetland Nada Green Nada Lawn Tri Park Senses Park Symphony Park Family Street 3 Tier Security System Total Unit 78 Developer Expected Completion Date Sepang Cemerlang Sdn Bhd (A member of Seri Pajam Development Group) December 2015 (2 years from SPA)

Location 2 minutes driving distance to reach LEKAS Expressway. 5 minutes driving distance to reach North South Expressway. 5 minutes driving distance to reach Semenyih.

Developer 1) Reputable residential development developer with 5 ongoing developments in Pajam, Seremban, Senawang and Salak Tinggi (Please refer to their website @ www.seripajam.com.my for details).

4 Location 2 minutes driving distance to reach LEKAS Expressway. 5 minutes driving distance to reach North South Expressway. 5 minutes driving distance to reach Semenyih. 5 minutes driving distance to reach Nilai. 7 minutes driving distance to reach Kajang. 20 minutes driving distance to reach Putrajaya & Cyberjaya. 25 minutes driving distance to reach KLIA. Developer 1) Reputable residential development developer with 5 ongoing developments in Pajam, Seremban, Senawang and Salak Tinggi (Please refer to their for details). 2) Experience building contractor turn developer which won Malaysian Construction Industry Excellence Awards in ) Aggressively promoting their developments via social media, exhibitions, road shows, print advertisements and etc.

Unique Point 1) Fully extended building. 2) 12ft. high ceiling heights for better ventilation and natural lighting. 3) Lanai with extended balcony at Master Bedroom.

9) 13 acres of green area for health and recreational activities.

5 Unique Point 1) Fully extended building. 2) 12ft. high ceiling heights for better ventilation and natural lighting. 3) Lanai with extended balcony at Master Bedroom. 4) Car porch to accommodate 2 car parks side by side. 5) Modern and open internal layout. 6) North South orientation. 7) 3 phase wiring. 8) 3 tier security system. 9) 13 acres of green area for health and recreational activities. Pricing RM350 RM300 RM250 RM200 RM204 RM290 RM270 RM269 RM231 RM217 RM256 RM150 RM100 RM50 RM0 Type Nada 3 Setia EcoHill Setia EcoHill Setia EcoHill Delfina Nilai Impian Medina Nilai Impian Type Kasia Greens Figure 1 : Psf Comparison

6 Development Developer Type Tenure Type Nada 3, Nada Alam Setia Eco Hill Setia Eco Hill Setia Eco Hill Delfina Nilai Impian Medina Nilai Impian Type Kasia Greens, Nilai Seri Pajam Development S P Setia S P Setia S P Setia Sime Darby Sime Darby Ireka Corp. Figure 2 : Project Comparison Double Storey Terrace Double Storey Terrace Double Storey Terrace Double Storey Terrace Double Storey Terrace Double Storey Terrace Double Storey Terrace Freehold Freehold Freehold Freehold Freehold Freehold Built- Up 2,774 2,882 1,820 1,960. 1,810-1,950 1,690 1,890 1,953 2,202 1,921 1,984 Freehold 2,286 Price 565, , , , , , , , , , , , , ,200 Psf RM204 RM290 RM270 RM269 RM231 RM217 RM256 As shown in figure 1, the psf for Type A Nada 3 is the lowest amongst all the developments shown in the chart. Setia EcoHill psf is higher compare to the rest most probably due to it is developed by S P Setia, which has won numerous awards for their property developments. Also, Setia EcoHill is under Selangor state where as the rest is in Negeri Sembilan. In terms of locality, Nada Alam and Nilai Impian are located just a few minutes away from Selangor border. In conclusion, we are in the opinion that the future price appreciation for Nada 3 is very positive due to it is situated in the hot zone area and just beside LEKAS expressway. Kindly take note that Setia EcoHill and launching soon Eco Majestic by Eco World are also located next to LEKAS expressway and is just 3 minutes driving distance from Nada Alam. Buying Terms 1) RM5,000 booking fee 2) SPA legal fee and disbursement absorbed by developer. 3) MOT stamp duty and disbursement fees absorbed by developer. 4) 5% Bumiputera discount.

7 ESTIMATED PAYMENTS, ROI AND VALUE APPRECIATION Unit Details Layout : Type A Land Area : 22 x 70 Built-Up Purchase Price (Non-Bumi) Purchase Price (Bumi) : 2,774 sq.ft. : RM565,000 : RM536,750 PAYMENTS TO DEVELOPER Non-Bumi Lot RM Bumi RM Initial Payment / Booking Fee 5,000 5,000 Downpayment 1st 10% of Purchase Price 56,500 53,675 (-) All Rebates Other Discount (0%) - - Net Downpayment Payable 51,500 48,675 TOTAL AMOUNT PAYABLE TO DEVELOPER 56,500 53,675 Note: All calculations are based on the information obtained and assumptions based on the time the analysis has been carry out. Table 1 Payment to developer MONTHLY LOAN REPAYMENT Loan margin 90% 70% Loan Amount 508, ,500 Monthly Repayment 2,487 1,934 Total Repayment 895, ,263 Total Interest Payment 386, ,763 Note: The above loan amount is based on the loan margin of Non-Bumi gross purchase price, excluding MRTA or other costs. The above assumption is based on loan tenure for 30 years / 360 months. The above assumption is based on interest rate of BLR - 2.4% (BLR = 6.6% as at ). Table 2 Monthly Loan Repayment.

8 LEGAL FEE & STAMP DUTY PAYABLE Sales & Purchase Agreement (SPA) RM RM SPA Legal Fees 5,130 5,130 SPA Disbursement Charges Total Cost for SPA 5,410 5,410 Loan Documentation 90% Loan 70% Loan Loan Legal Fees and Disbursement 5,958 5,239 Stamp Duty on Loan Documents 2,543 1,978 Total Cost for Loan Documentation 8,501 7,217 Memorandum of Transfer (MOT) Stamp Duty for MOT 10,950 10,950 TOTAL PAYBLE FOR LEGAL FEES & STAMP DUTY 24,861 23,577 Note: All payment calculations to solicitor on SPA, loan documentation and MOT is estimated base on standard guideline, thus the actual cost from solicitor might differ from the above illustration. Table 3 Legal Fees & Stamp Duty RETURN ON INVESTMENT (ROI) - estimation Higher Estimation Lower Estimation Monthly Rental 2, , Monthy Rental psf ROI 4.89% 3.77% Note: Estimated monthly rental is based on the monthly rental which is nearest to the analyze development. The monthly rental sources are by referring to other property website portal, print media and others. The above estimated market rental rate & ROI is based on the time when the analyze is done by referring to other developments monthly rental and shall not be construed as the actual monthly rental for the analyzed development. Please take note that the actual monthly rental may vary depending on time and other relevant factors. Table 4 Return on Investment

9 VALUE APPRECIATION UPON COMPLETION - estimation Value 1 Value 2 Market Value (Using estimated psf x Type A, Nada 3 built-up) 804, , ( - ) Actual Selling Price 565, , Value Appreciation 239, , Note: 42% 20% Value 1 : estimated based on RM290 per sq. ft. Setia Eco Hills) Value 2 : estimated based on 20% increment on current psf. (RM713.29/sq. ft.) 20% increment in price is the normal appreciation for a property from developer launching price compare to sub sale price once receive vacant possession, especially in Klang Valley. The market selling price per.sq.ft. sources are by referring to other property website portal, print media and others. The above estimated market value & value appreciation is based on the time when the analyze is done by referring to other developments pricing per sq.ft. and shall not be construed as the actual selling price per sq.ft. for the analyzed development. Please take note that the future actual selling price per sq.ft. may vary depending on time and other relevant factors. Table 5 Estimation on Value Appreciation Upon Completion Source : All information, details, pictures, plans, facts are obtain via various sources such as at Nada 3 marketing materials, exhibitions, other property related websites and etc.

10 Photos Gallery Nada Alam Entrance Statement Main Nada Alam

11 Main Nada Alam Original Transplant Tree with ID & Tagging

12 Phase 1 Construction In Progress Phase 1 Show Unit

13 Nada Alam Sales Gallery Nada Alam Sales Gallery

14 Mini Wet Nada Alam Mini Wet Nada Alam

15 Mini Wet Nada Alam Mini Wet Nada Alam

16 North South Expressway Exiting Nilai / Pajam Entrance to Nilai Impian

17 Massive Nilai Impian New Wholesale Mall Under Nilai 3

18 Breezy Road Leading to Nada Alam KTM Batang Benar

19 Sport Nilai Nilai Medical Centre

20 Nilai International School Nilai International University

21 Inti International University

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