Petaling Jaya Central
The future looks bright for property investments in the area
Petaling Jaya is a major Malaysian city originally developed as a satellite township for Kuala Lumpur. It is located in the Petaling district of Selangor with an area of approximately 97.2 square kilometres and was granted city status on 20 June 2006.
Petaling Jaya is the central hub of Klang Valley as it is located in between Kuala Lumpur and West KL which includes Subang Jaya, Puchong, Shah Alam and Klang.
PETALING JAYA OLD TOWN
The development of Petaling Jaya commenced in 1952 with the construction of 800 houses centred around the area known as ‘Old Town’ today. The first two main roads built in Petaling Jaya were simply called “Jalan 1” or Road 1 and “Jalan 2” or Road 2. Road 1 was later named Jalan Templer while Road 2 was named Jalan Othman after Othman Mohamad, former Menteri Besar (Chief Minister) of Selangor.
Section 1 and Section 2 are considered the oldest parts of Petaling Jaya Old Town. Nowadays, Old Town has been developed into one of the busiest areas in Petaling Jaya, filled with not only residential but also commercial lots. Commercial lots are seen all around Petaling Jaya Old Town, especially along the main roads, and even on nearby streets.
Petaling Jaya City Council’s (MBPJ) one-stop centre (OSC) head Lee Lih Shyan said that some parts of Section 1 and Section 2 in Old Town had been granted limited commercial status. According to the Petaling Jaya Local Plan 1, only certain business activities are allowed under the limited commercial status.
These include small-scale enterprises that do not have high traffic, like art galleries, old folk’s homes, as well as law and accounting firms. Business activities which are not allowed include car workshops, vehicle showrooms, used-car dealers, and eateries.
“Those along the main road of Section 1 and Section 2, such as Jalan Othman and Jalan Pasar, have been zoned as limited commercial. Activities there are controlled,” he said.
PETALING JAYA CENTRAL
Oregeon Property Consultancy director Sr Kok Chin Yee said, “Section 13, 16, 17, and Old Town of Petaling Jaya are very well-established schemes within Klang Valley. These places are well-known to have rather high density and they are still growing at a high pace. Nevertheless, many of the buildings are aged, and new buildings are being built to replace the older buildings, especially the industrial buildings where the commercial potential could possibly go way ahead of the current use.”
“Attraction points include the University of Malaya, which significantly increases the student population, not to forget about Tropicana City Mall, Jaya One, and Jaya Shopping Centre, which also play an important role in the vibrancy of the said area,” Kok added.
The first shopping complex in Petaling Jaya was Jaya Shopping Centre (better known as Jaya Supermarket), located in Section 14 and was built in 1974. This shopping centre was completed recently after undergoing demolishment and is contributing to the neighbouring vibrancy.
Jaya One is a commercial development located in Section 13, Petaling Jaya. It is a one-stop hub for dining, entertainment, and retail experience. It was carefully designed as a commercial property to cater to those who sought a good address for their retail business, as well as food and beverage outlets.
Other than that, Jaya 33 is an integrated office and retail mall development sited in Section 13 in Petaling Jaya. This integrated commercial building consists of three blocks of 5-storey office space, 3-level car park below the office space and a 2-storey retail podium. This building sprawls over four acres of leasehold land. The three tower blocks comprise a total of 300,000 sq. ft. floor area.
Apart from retails and entertainment, Columbia Asia Hospital – Petaling Jaya is also one of the important amenities in the area. Located at the heart of Petaling Jaya and opposite Jaya One, the hospital is easily accessible from the Federal Highway, LDP and Sprint Highway. The hospital serves the neighborhoods of Section 1 until Section 52, PJS and PJU areas.
There is also University Malaya Medical Centre (PPUM) located within the vicinity and also serving patients not only from Petaling Jaya but outside as well.
As for educational institutions in the area, there is the foremost Research University (RU) in Malaysia, namely Universiti Malaya. It is located at Jalan Universiti, a major road in Petaling Jaya. The university has more than 27,000 students and 1,700 academic staff with 17 faculties and research centres, which covers the whole spectrum of learning from the Arts, Sciences and Humanities.
Along the Jalan Universiti, there is also the Centre for Foundation Studies, International Islamic University Malaysia (IIUM). There are more than ten programmes offered and quite a number of student’s enrolment every year.
CentreStage development by the Inspiration Group, is situated in the heart of Petaling Jaya’s affluent Central Business District. Its prime location at the crossroads of major expressways, such as the Federal Highway, Sprint Highway, LDP Highway and other major roads, makes it an attractive location for conducting business or making a home. Nearby amenities, ranging from retail outlets, financial services, and seven educational institutions, are also a plus point in the property’s favour.
Its aim is to blend living, working, and leisure in a single self-contained complex. The development comprises a series of boulevard shoplexes, serviced suites and designer suites. The boulevard shoplexes offer a range of shopping and dining options for office workers and tenants, while also serving as a lifestyle hub for the surrounding neighbourhood. The serviced and designer suites are decked out like business hotels, with the former having furnishings provided by the award-winning hotel chain, Best Western. Apart from the convenient access to the shopping and dining options on the lower levels, tenants are also able to enjoy a number of on-site facilities including meeting rooms, banquet halls, gymnasium, Sky Bar and swimming pool, just to name a few.
The site of the former Sentosa cinema in Section 17 of Petaling Jaya is now the home of a new mixed development by Conlay Construction Sdn Bhd and Kampung Manis Realty. Comprising of two 17-storey serviced apartment blocks and a 10-storey podium, the development blends residential properties with commercial space and includes one floor of recreational facilities, seven levels dedicated to parking lots and a couple of floors devoted to retail outlets. AEON Maxvalue is currently planned as the anchor tenant.
While the apartments are generous in size (relatively speaking), with an area ranging from 1,024 to 1,059 square feet and the available amenities are adequate, the development’s location, amidst old shop lots that date back decades, and a wet market in close proximity, raises a number of issues, such as traffic congestion, especially since the surrounding streets are quite narrow. There is no denying its strategic macro-location, as it is halfway between Kuala Lumpur and Subang Jaya and easily accessible via the Sprint and Federal Highways. Students from out of town will make a good rental market, as there are two universities – UTAR and Universiti Malaya – nearby.
Trilight Residences, one of the core projects situated within the larger area of Fraser Square at Section 13, was intended to be one component in an ambitious multi-phase project, comprising of three 32-storey apartment blocks totalling 900 units, a shopping mall below, SOHOs, corporate offices and even a 16-storey hotel, to be developed over a period of six years.
The developer is none other than food and beverage conglomerate Fraser & Neave Holdings Bhd (F&N), together with their Singapore-based affiliate, Frasers Centrepoint Ltd, through their subsidiary Vacaron Company Sdn Bhd. Originally the site of F&N’s dairy manufacturing plant before they moved to Port Klang, the massive former industrial plot has seen quite a bit of action in recent years, with MPPJ approving a number of commercial and residential projects under their Special Area Action Plan. However, the project was not without hiccups. A weakening currency and unstable financial markets have prompted the developer to postpone the launch of Fraser Square until the sometime in 2016’s third quarter.
In the meantime though, other developers are trying to make their mark in this upcoming economically lucrative area which covers almost 13 acres. Island Circle Development Sdn Bhd is currently building Pacific Star Towers, a massive mixed development of commercial space and residential units. Heavily skewed towards a ‘futuristic’ aesthetic while emphasising sustainable building design, the project consists of two office buildings of 14 and 16 storeys respectively, three service apartment blocks of 24 to 33 storeys and four storeys of parking space.
Then there is PJ Midtown, a joint effort between IOI Properties Berhad and Sime Darby Brunsfield. Targeted at individuals and families alike, the development offers fully serviced suites of one, two, and three bedrooms, complemented by premium amenities such as a private garden, a tight security presence and a sky terrace. Built-ups for the suites range from 600 square feet to 1,200 square feet.
All three of these properties will benefit from their proximity to major highways and existing residential communities. They are practically opposite Jaya One, and therefore benefit from the same transit connections such as the Federal, LDP, NKVE and Sprint Highways, and the Asia Jaya LRT Station. They are also within a short driving distance (less than an hour barring heavy traffic) from nearby shopping centres such as Mid Valley and Tropicana City Mall.
PETALING JAYA SUB-REGIONAL CENTER
According to the latest report by Majlis Bandaraya Petaling Jaya, PBSW52 (Pusat Bandar Separa Wilayah) is the existing commercial center in Petaling Jaya and the RSDPDSDK (Rancangan Struktur Daerah Petaling Dan Sebahagian Daerah Klang) has established it as the sub-regional center. The area has been expanded to a part of Section 14 and 8. Petaling Jaya central now includes Section 52, as well as a part of Section 14 and 8.
The commercial activities in Section 52, which are retail and services, are centered on the MBPJ tower, which is bounded by Jalan Sultan, Jalan Yong Shook Lin, and Jalan Selangor. The commercial activity in Section 14 is more to retail and Section 8 is a mixed of retail and services.
Section 52 consists of 107.30 hectares of land, and there is pressure on the changes of land use in the north side of the area. The development of the proposed commercial land is 14.01 hectares. The area of Section 14 which is a part of the PBSW is 41.31 hectares. The business center is also experiencing the same pressure of changing the land use to commerce, and the area that is involved in the development of commerce area is 0.43 hectares.
The change of housing density in the PBSW area will become negative due to the reduction of housing units per hectare. All housing units in Section 52 and a part of Section 14, which is on the Jalan 14/20 (including all residential lots between a mosque and existing shops on the Jalan 14/20 and Jalan 14/14) and Jalan 14/24 will change its land use to limited commercial (institutions). The proposed change of use for housing to limited commercial is for a limited expansion PBSW. While other residential areas will be maintained, any change of use would not be allowed.
Lot PT 3 Jalan 14/64 is allowed for property development. The developers are required to submit the development proposal report (Laporan Cadangan Pemajuan), a traffic impact assessment report (Laporan Penilaian Impak Lalulintas) and the report on the effect of the development on the surrounding area (Laporan Kesan Pembangunan Terhadap Kawasan Sekitar) and in compliance with the technical requirements.
Interestingly, there will also be a Mini Universal Studio, which houses various film sets for the filming of movies on Tapak Filem Negara Malaysia and is open to visitors. This will not only be able to support the national film industry, but also, the studio will be a unique landmark in the area MBPJ.
Commercial development in Lot 11 Section 52 is allowed, with the terms where developers must provide 222 parking spaces (part of the original condition) and additional development on the availability of space. The rate of parking charges is in proportion with MBPJ parking fee. The ratio and building height should be controlled in accordance with the capacity of infrastructure and traffic. The proposed development should not have a negative impact on LRT users and traffic flow. The developers are required to submit LCP, LPIL, and LKPTKS, in compliance with the technical requirements.
Lot 8 Section 52 is also allowed for commercial development. The developers are required to submit LCP, LPIL, and LKPTKS, in compliance with the technical requirements.
The trend of the development in Petaling Jaya is the limited commercial title. According to the MBPJ assistant officer of urban planning (Penolong Pegawai Perancangan Bandar), Norhisyam Bin Hj Mat, “We need to have the limit because we cannot go fully commercial just yet. We have to consider a lot of capacity aspects, such as the traffic. We limit it to a certain elements.”
However, Norhisyam added, “There is possibility that the land use for future development would be fully commercial. For example, the Section 13 area. There is possibility that some parts of Petaling Jaya would be fully commercialised such as the Section 13. However, it’s yet to be confirmed. We have to wait for the next research plan.”
PETALING JAYA COMMERCIAL ZONE5
Commercial Zone5 includes Section 13, 16, 17, 17A, 19, 20, 21, and a part of Section 14 and SS2. The location of this zone is in-between north side of Jalan Damansara, Jalan Dato’ Abu Bakar, Jalan Kemajuan, Jalan Utara on the east, LRT reserve in the south, and Jalan 2/72, Jalan SS 2/24, Jalan 21/34 in the west.
The area is about 638.92 hectares and Section 13 will have its own Local Plan which covers 100.94 hectares of area. It consists of mixed land development of residential, industrial, commercial, community and recreational facilities, as well as infrastructure and utilities. Residential area is the largest with almost of 33% of the whole development. There are three business centers with the standard of city center in this zone, which are Pusat Perniagaan Seksyen 17, Pusat Perniagaan SEA Park and Pusat Perniagaan Seksyen 16.
Lot 1 and Lot 4, Section 17, is allowed for residential development. However, the developer still required to submit LCP, LPIL, and LKPTKS and in compliance with the technical requirements.
The redevelopment of the commercial units involves the cinema area in Section 17, 20, and 21. The changes of land use from residential to limited commercial units outside the business center is at Jalan SS2/24. The proposal of changing the land use of the whole industrial area in Section 19 to limited commercial (services) is within the 30.25 hectares of land.
PETALING JAYA IN THE FUTURE
“Empty lands doesn’t sound real in the said area, new developments are mostly of refurbishment and replacement of the old buildings. However, this is difficult to be applied to the existing residential dwellings. Therefore, it can be foreseen that more newly designed and modern commercial buildings and high-rise dwellings will be built, and the existing landed dwellings shall maintain how it appeared to be in at least a decade or two,” said Kok.
There are a few upcoming developments in Section 13, Petaling Jaya area, and according to SK Brothers general manager Chan Ai Cheng, the future projects are, “Trilight by Fraser Group (F&N site), PJD’s project on former Diethelm’s site (Jalan Universiti), as well as Paramount’s project of 5.2 acres of development, and more to come as the demand for properties in this area is steady.”
Kok added, “Besides the notable ones, there are also other projects that are yet to be finalised or verified, such as the office building and serviced apartment project by Paramount Property Development, serviced apartment project by Mulpha Properties, hotel, SOHO, and serviced apartment project by PJD Central, office building project by Roset-Blg (Ipmuda Berhad), and hotel, SOHO, and serviced suites project known as Oxley @ Damansara by Oxley Diamond, which are the coming large-scale developments that can possibly contribute in the facade change of the said areas.”
“Population and job opportunities have become an advantage to these areas and these advantages have tagged along other benefits such as the transportation system like highways (Federal Highway, Sprint Highway, LDP and etc), the current LRT, and the coming MRT services,” said Kok.
Petaling Jaya has three access points to the national highway system: North-South Expressway via Kota Damansara, Damansara, and Subang. Internally, highways such as the Damansara-Puchong Expressway, Sprint Expressway and the Federal Highway exits enhances accessibility to other parts of the Klang Valley.
Currently, new public transportation infrastructure is being constructed in the form of the Sungai Buloh-Kajang Line, the first MRT line in the Klang Valley, as part of the Klang Valley Mass Rapid Transit Project. Ten of the thirty-one stations will be located within Petaling Jaya. The extension of the Kelana Jaya Line towards Subang Jaya and Putra Heights and the planned Bandar Utama-Klang Line also serves to increase public transportation infrastructure in Petaling Jaya.
“Reasons for demand for this locality is firstly the road network with easy access to Federal Highway (which connects KL to Klang), SPRINT highway, NKVE, LDP which makes it centrally located. Secondly (is the population) catchment – universities, hospitals, businesses. Thirdly, established and matured neighbourhoods with expanding families,” said Chan.
In addition to that, Chan stated, “Most of the early residents of this location have grown-up children also wanting to live in the vicinity. I can’t speak for all PJ people but generally those who grew up in PJ and now having their own families will still stay on in PJ area, although perhaps at a different part of PJ or moving into high-rise living in PJ.”
With the facilities, amenities and future developments in line, Petaling Jaya central is a promising area for the investors who are looking for their next portfolio. As Chan herself said, “Personally I continue to seek investment opportunities within this locality of familiarity and the same goes with my PJ friends. Purchasing a property is not all the time based on numbers alone, sentiments and familiarity also contributes in the decision-making process.”
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