Rawang, The Next Big Satellite Town Of Greater KL
Some say Rawang will become like Puchong, but is this for real?
Rawang is known to many of us as a small town brought up by one of the earliest mining industries in the country. Besides the North South highway, many people will use the Karak highway to go Genting Highland. For the people staying in Hulu Selangor, most of them will go through Rawang before they reach Genting Highland, a place where many tourists go for vacation.
On June 2011, the KL-Kuala Selangor Expressway (LATAR Expressway) was officially opened, linking Kuala Lumpur at Templer’s Park with the township of Ijok, creating an alternative link road, the expressway has successfully shortened the travel distance among Kuala Lumpur, Rawang and Ijok, making it more feasible for Rawang residents to work in elsewhere or the other way round.
“Currently, there is no integrated rail system available within the township except for KTM, travelling by KTM will be via the KTM Rawang Station sited nearby the Rawang town,” said Oregeon Property Consultancy director Sr Kok Chin Yee.
Rawang may not be on the top list initially in the eyes of purchasers and developers years ago. Now Rawang has become a place ‘so hot’ where new projects can be seen all over Rawang and selling at good prices.
According to Oregeon’s research, landed houses are still the popular type among the new developments.
“From being a township offering place to work and live, Rawang is now offering more job opportunity and bringing in entertainment elements, transforming itself to a self-sustain township, buyers have become less hesitant to move in,” shared Kok.
According to the Selayang Municipal Council town planning department officer Noriza Binti Bahari, the size of Rawang is 26,314 hectares, with a population of over 700,000.
“Our borders extend from Sungai Choh also known as Batu 20, until Batu Arang and currently there are many industrial areas here. On the nature side, Rawang preserves its greenery as there is the Bukit Lagong forest reserve. However, things are changing with more top Malaysian developers, such as Mah Sing, Guocoland, Gamuda, and PKNS, are coming into Rawang and building up the residential market. Some of these developers have projects that are under the ‘Rumah Selangorku’ affordable schemes.”
She mentioned that Rawang is divided into two sections, Rawang New Town and Rawang Old Town. There is not much distinction about the old and the new, except for the sentimental value where there are several terrace houses and old commercial buildings, and how the name of the roads are retained till today, such as Jalan Maxwell.
“One of the hottest spots of development in Rawang would be the Kundang area. Before this, the area is mostly consisting of small villages and agriculture land,” said Noriza.
She said there are at least two main reasons why major developers are coming into this area. “There are the LATAR and GUTHRIE highways that will pass through the area. Therefore, we believe that the up-and-coming developments are targeted for people working in the Kuala Lumpur City centre or even as far as Shah Alam, as the distances are cut short to about 30 minutes with the highway.”
“The land price is also another factor. One of the major reasons why property prices are so high is because the developers have to pay a high price to acquire land,” said Noriza. One would find the land price in Rawang cheaper comparing to Selayang and this spurs the growth of property developments here.
Unlike many other parts of Greater KL, Rawang does not have any major highlights. From a residential perspective, the development trends tend to be for the landed residential units for now but that is all about to change in the next five years. She commented that new landed properties launching at RM400,000 are the norm in Rawang nowadays, “compared to RM150,000, five to ten years ago.”
She said that Rawang’s pattern of development is very much depending on supporting the patterns of Kuala Lumpur’s development. Most of the people will travel from Rawang to work in KL as there are many offices in the capital city.
Infrastructure-wise, Rawang will have the Rawang Underpass, which will connect Rawang town to Serendah, Hulu Selangor. The Public Works Department (JKR) will be commencing works to widen Jalan Rawang (B27) from 16 inch-wide roads to double lanes, in order to facilitate the bottleneck starting from Rawang Town area. The road connects the Rawang toll to Batang Berjuntai area.
Already, there are many major developments by top developers happening along the road, such as Kota Emerald by Guocoland, Saujana Rawang, Country Homes, and Kota Selatan Indah and PKNS.
With a GDV of RM40,500,000, one of the many PKNS’s products in Rawang would be Cassia @ Antara Gapi. PKNS believed that this area is a new location, where it could be developed just like Shah Alam, PKNS is targeting those who prefer to the beauty of the serene nature.
Some of the highlight of this location is being one of the area, well – connected via the North-South Expressway and other routes and shortcuts, one will take only 10 minutes to drive to other township such as Hulu Yam Baru, Hulu Yam Lama and Batang Kali. According to PKNS, a wider array of amenities can be found in Batang Kali such as Econsave Hypermarket and the many shop lots area located near to the hypermarket which houses banks, pharmacies, clinics, restaurants, cafes, saloons and many more.
SRK Antara Gapi is so far, the only school that is positioned within the vicinity of Antara Gapi. Apart from that, there are also other schools that are sited within a 3km radius away from Antara Gapi like SK Bukit Sentosa, SMK Bukit Sentosa, SM Bukit Sentosa and SJK(C) Serendah.
Those who travel via public transportation can also find a Serendah KTM Station located about a 2.47km away from the town.
PKNS believes that this location will boom in the next 5 years because the area will be an interesting place for eco-tourism.
Sime Darby is developing Lagong Mas in Rawang, Selangor. DA Land is developing the TWO and LakeClub ParkHome, the first-of-its-kind resort home. There is also TESB, a wholly-owned subsidiary of Gamuda.
Gamuda’s huge land acquisition was concluded last year that involved 14 parcels, totalling 724 acres in Rawang. Gamuda paid RM620mil for the land, which worked out to RM19.65
per sq. ft.
The leasehold agriculture land was tendered out by the Government and Gamuda outbid a number of big property players to clinch the land. The project is pending layout approval and is expected to be launched around the second quarter next year.
According to Gamuda, the proposed acquisitions will enable the group to establish its position in property development and increase its investment property portfolio to provide long-term earnings streams.
For entertainment and leisure wise, there is Jaya Jusco and other malls such as Tesco, Parkson, AEON, and Giant. There is also a possibility of an international school built near here by BRDB.
MPS has discussed with SPAD who has agreed for Rawang to have a new bus operator and new bus route in Rawang by the end of this year.
On the rail side, MPS created clusters of the rail orientated industry, as there is KTM Rawang, where many Rawang residents will use as the main mode of transportation to Kuala Lumpur. MPS is pursuing the MRT extension matters with SPAD.
According to AREM Malaysia principal A.R Nathan, “due to land scarcity and high prices in city centre, there will be several new property hotspots in suburban areas such as Rawang and the southern Klang Valley such as Semenyih, Puchong South, Putrajaya and Cyberjaya.” AREM is a property consultancy company that operates throughout Malaysia, which provides property valuation, property management services, and real estate services.
He added that there is long-term growth potential in Rawang, driven by the dwindling development land supply and escalating prices within the Kuala Lumpur-Petaling Jaya-Shah Alam corridors.
He concurred with the MPS local municipal council’s stand that not just property developers, but also the residents living in Rawang, would benefit from the existing LATAR highway. This will be a plus point for people who purchase properties in Rawang.
Based on AREM’s research, the most recently launched development in Rawang is a gated-and-guarded community known as Taman Sari @Rawang. Amaryllis is the phase 1A of this development, with a total of 117 units, consisting of three storey terrace houses priced between RM894,000 to RM1.2million. This is a development by a subsidiary of BRDB Development.
“M Residence is an upcoming premium development in Rawang that is launched by Mah Sing. This is a gated project with 56 units, 2 ½-storeys, with prices from RM868,800,” shared Nathan.
There is also the gated Seiring, East@Rawang by Indah Jaya Development, with 32 units of 2-storey semi-detached starting from a price range from RM956,800.
“There are three main corridors that are either rapidly developing or are projected to grow exponentially. The northern corridor stretches all the way to Rawang – the northern gateway from the Greater KL, the western corridor that is all the way to Port Klang, and the southern corridor where we are seeing major developments that reaches even to Nilai, in Negeri Sembilan,” said PPC Agency chief executive officer Siva Shankar.
According to REI Group of Companies CEO and co-founder Dr. Daniele Gambero, the ‘Rumah Selangorku’ project by Mah Sing is another plus point especially for the middle to low income group earners to buy affordable housing in the Klang Valley area such as Rawang.
“Property hot spots are supposed to have fast take-up rates in sales and a good promise of capital appreciation in the medium term. The one that comes up to my mind is mostly Templers Park area, where in the last few years, some developers have been offering interesting projects,” shared Dr. Daniele Gambero.
“This is possibly a good alternative for a future better development of Rawang. Surely first time home buyers should be able to still find their dream home there at quite affordable values as the ‘land key factor’ is still priced quite reasonably,” shared Gambero.
HCS Research chief executive officer Ishmael Ho said that Rawang is a huge area, but the southern part (or Kundang area) is where the action is.
“In the north, you will have the Low Yat group project, at the south of LATAR highway is the KLK’s Bandar Seri Coalfield development. The LATAR highway interchange that will be opening in 2016 will boost developments area such as Bandar Tasik Puteri,” shared Ishmael.
To date, it is believed that Rawang will have more than 400 commercial lots, including financial institutions and departmental stores. One notable example is Plaza Bandar Rawang, which is a multi-storey plaza with more than 500 stalls.
Ever since the North South Highway (PLUS) started operation in the 90s, the area of Rawang in Selangor has enjoyed tremendous growth both in property development and population. In recent years, Rawang has attracted many potential buyers and investors to purchase properties there. As such, property prices have soared in the span of only a few years.
“Rawang is seen mainly as a medium-end property investment area but that can change soon as land becomes scarce in the Klang Valley, it is gaining popularity as a place where people are buying homes to live,” said UCM Homes sales director Vanees Wong.
Current and upcoming developments in Rawang
Currently, there is Bandar Tasik Puteri (BTP) in Rawang by Low Yat Group. At the moment, it connects the 2,670-acre township to Kuala Lumpur city in only 25 minutes. BTP is a flagship project targeted to be a comfortable living environment without industrial elements.
Despite of the current property market, developers are basking on the long-term prospects in Rawang.
For example, LakeClub ParkHome by DA Land is building an 11-acres resort home development where there are stylish and premium facilities such as a featuring a clubhouse that is 5-star, perfect for relaxation and play for both young and old.
Home buyers would also be happy to know that the developer has engage security consultants GDSS System to ensure the security condition of the 450 units development is world class. This development is estimated to be completed in 2018.
Beside LakeClub ParkHome, DA Land is also constructing the TWO. This phase 1 of this development is expected to be completed in 2019. The TWO will have 1,267 commercial lots.
The TWO is a mixed development featuring hotel, service residences, showroom office, and shopping mall that will integrate an outlet mall, together with indoor and outdoor theme parks.
Primarc development is developing Fields of Gold, a unique development sited on a natural landscape of fir and pine tree mountainous range and beautiful flowers, the developer’s birth out this development concept based on the classical industrial architecture from the United Kingdom.
Field of Gold consists of 53 units of freehold boutique link villas, which is expected to be completed by the first quarter of 2017. The total GDV of this development is RM117million.
Guocoland, a subsidiary and property arm of Hong Leong Group is also another major developer in Rawang, It is the developer for Emerald Rawang, a 1,000 – acre of Kota Emerald township. Glucoland has been actively developing Rawang for the past 10 years, recognising its potential for Greater Kuala Lumpur.Given Emerald Rawang’s close proximity to Kuala Lumpur and Petaling Jaya, it is also the largest re-energised Hub along the North-South Expressway, which is the most important and busiest highway in Malaysia.
Emerald Rawang is a master planned township development, taking into account the natural surroundings and the reasonable selling price with fast access to Kuala Lumpur in the coming future with the development of the LATAR and Guthrie Highways.
Nearby amenities include Aeon Rawang, Chinese School and various shop outlets making it one of the most prime areas in Rawang at the moment.
“In 2016, we expect the LATAR Highway interchange and the current Guthrie Expressway will connect Kuala Lumpur and Shah Alam directly to Rawang and cut down the journey time to merely 30-35 minutes for residents,” said Guocoland Malaysia managing director and country head Tan Lee Koon.
Tan believed that this will make Rawang the next boomtown in the Greater Kuala Lumpur area, not to mention its property values. Emerald Rawang will also take special care in creating thoughtful spaces for residents imbuing nature into its landscape inspired by the nearby forest reserve.
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