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Malacca (Melaka), Malaysia : (MY-6)

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Malacca (Melaka), Malaysia : (MY-6)




A Historical city is coming alive as a new property investment Hotspot,

and prices are still low, since new land has been added (through landfill) near the Old City.

Now it is being developed.


This is a look at the historical setting.









(Current nearest RR stop is Tampin, and it is proposed that the Singapore/ KL Express train will have a stop at Ayer Keroh, which is closer to Malacca City - see post #7.)




===== =====

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I am Looking at a project in : the Impiana Klebang area






Impiana Klebang sits on an enviable location on a reclaimed area, Klebang ,mins from Malacca Old town. It is in a hotspot of Malacca. The district is a peaceful and secure residential area only mins from Malacca town and very suitable for tourist, expatriats working in Malacca. Next to the development have world class resort, amusement parks and also International Exhibition Centre and 1 Malaysia Gold Coast. (see Klebang reclamation file above ) Klebang is an area is to be classified as Malacca’s next hotspot, as land is scarce around the heritage town, and this reclaimed land is just in time for new developments needed for the city.




How to get there?

Distance to nearest Town Center (By Car)


dot2.png 5 mins from Mahkota parade & dataran Pahlawan (World heritage site endorsed by UNESCO)

dot2.png 1 hour from KLIA

dot2.png 1 1/2 hours from Kuala Lumpur City Centre

dot2.png 2 1/2 hours from Singapore


BEST BUY ... ... ...


For only 768000 RINGGIT up, you can own a Semi D. That's less than 2 million HKD.


What's the size? 3,631 sq feet House, and 3,000 sq ft garden.

It is only HKD 500 per sq ft.If interested please read on.



One China man has confirmed to buy a total of 76 units of Impiana Klebang. And we have booked 5 units before the roadshow. Prices will expect to rise soon. Don't miss out the chance to ride on Malacca momentum of growth. Early bird catches the worm!





Nearby Condos, and Hotels


Ocean Palma Condo :

Everly Resort Hotel

Lagenda Condo


The Impiana Klebang development is part of the Cheng Ho City development. : http://www.chenghocity.com/‎

  • Cheng Ho City sits on a 900 acres of reclaimed lands; in Klebang, Malacca.
  • It is a mix development integrating; tourism, commercial and residential ...

(Klebang is the northernmost part of the following archive Map, showing the lots prior to sale)


LOTS - How the original plots were numbered:


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Someone once offered selling a big plot of land - It must have been nearby: / source


Archived Listing - Melaka Tengah, RM 15,681,600


Melaka Tengah, For Sale at RM 15,681,600 ... ( listing is no longer active )


( Historically, was For Sale at this "old" price )


Melaka Tengah / RM 15,681,600

Cheng Ho City, Limbongan, Melaka, Klebang, 75250, Melaka

348,480 acres \ RM 45 psf



Post#2 property is 3,200 Sf of Land,

And so at that price, the Land is worth RM 144,000

(The developer tells me that land is rising fast in price, and may be at least RM 65, and much higher when roads and infrastructure are in place.)

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(As above)



This development is next to the Cheng Ho City development. :: http://www.chenghocity.com/

  • Cheng Ho City sits on a 900 acres of reclaimed lands; in Klebang, Malacca.
  • It is a mix development integrating; tourism, commercial and residential ...


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Historical Malacca City










Malacca City is the capital city of the Malaysian state of Malacca. The Seri Negeri, the State Administrative and Development Centre which houses the Chief Minister's Office, the State Secretary's Office and the Legislative Assembly Hall is located in Malacca City. It was listed as a UNESCOWorld Heritage Site together with George Town of Penang on 7 July 2008







+ Hill

+ Churches

+ Temples

. . .

Transportation and access


Currently Malacca City is accessible via highway, railway, or Federal route/coastal road. Malacca City is approximately 130 km from Kuala Lumpur and 200 km from Singapore. People who wish to go to Malacca by train should board the Singapore-bound train in Kuala Lumpur Sentral and alight at Tampin station, where shuttle buses to and from places such as Jonker Street, Melaka Sentral and AEON Bandaraya Melaka Shopping Centre are available.


It was reported recently that under the 10th Malaysia Plan (RMK10), KTM is planning to reconnect the railway line from Tampin to Malacca City then Batang Melaka. The station will probably be in Batu Berendam (near the airport) or Melaka Sentral. There was a railway line from Tampin to Malacca City before World War II but was dismantled by the Japanese troops to build the infamous Death Railway in Burma. The railway line was never re-built after the British returned.



/wiki : https://en.wikipedia...ki/Malacca_City

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High-rise Developments in Malacca


The Wave : VIDEO



  • Project --- : The Wave Residence : website
  • Location - : Kota Laksamana, Malacca
  • Status ---- : In Progress (Completion 2016)
  • Details --- : 450 Service Resident with type A to type F with the target date of commencement in 2013 and target date of completion in 2016

== ==



  • Project --- : Twinview Residence
  • Location - : Pulau Melaka, Malacca
  • Status ---- : In Progress
  • Details --- : Malacca's highest building

=== ===


Hatten Square :

Hatten City / Silverscape Condo :







== ==


: The Green



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Five stops for KL-Singapore rail


( Ayer Keroh in Malacca / by 2020 ?)


PUTRAJAYA: Five towns in Malaysia have been earmarked as “stop stations” in the initial plan for the proposed high-speed rail link connecting Kuala Lumpur and Singapore.


These towns are Seremban in Negri Sembilan; Ayer Keroh in Malacca; and Muar, Batu Pahat and Iskandar Malaysia in Johor, said Transport Minister Datuk Seri Kong Cho Ha.



Total Route, showing major stops


The proposed project, which would see travel time between the two capitals cut to just 90 minutes, was expected to attract development to these areas, he said.


“There are many ways of financing this project but so far, no figure (of the initial investment) has been mentioned. “These matters still need to be worked out and we look forward to working with Singapore in this project,” Kong told reporters after attending a Chinese New Year gathering at the ministry here on Wednesday.


“Most of the (rail link) will be (built) above ground,” he said, declining to reveal when the project was expected to take off.


On Tuesday, Malaysia and Singapore had jointly announced their agreement to build a high-speed rail link between the city state and Kuala Lumpur, estimated to be completed by 2020.


Currently, travel time between the two capitals is five hours of driving and seven hours by rail.


Both Prime Minister Datuk Seri Najib Tun Razak and his Singaporean counterpart Lee Hsien Loong had described the speed-link project as a “game changer”.


/more: http://www.thestar.c...apore-rail.aspx




Current Train route


People who wish to go to Malacca by train should board the Singapore-bound train in Kuala Lumpur Sentral and alight at Tampin station, where shuttle buses to and from places such as Jonker Street, Melaka Sentral and AEON Bandaraya Melaka Shopping Centre are available


/Malacca City - Wikipedia: https://en.wikipedia...ki/Malacca_City

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Masers, and Korean firm to develop US$30 billion project in Malaysia

- solar farm, nuclear smart grid, carbon-free zone, airport and Malacca-Dumai (Sumatera) Bridge


The Sun Daily | ... Premalatha Jayaraman




SUBANG JAYA (April 4, 2013): Masers Energy Malaysia Sdn Bhd and South Korea's C&M Global Co Ltd have signed a memorandum of understanding (MoU) to jointly develop a US$30 billion national smart grid and green special economic zone in Malacca, Malaysia over the next 10 years.


Under the MoU, C&M Global will inject an initial investment of US$1 billion in the form of equity into the project.


The proposed 520-acre project will include the development of a solar farm, a nuclear smart grid, a carbon-free economic zone, an international airport and a bridge linking Malacca with Dumai in Sumatera.


Masers Energy founder and president Datuk Seri Suhaimi Abdul Rahman said C&M Global, which has a successful model in developing carbon-free cities and special economic zones, will play a role as the turnkey contractor and bring in more funds for the project.


Suhaimi said the two companies will also jointly develop clean energy technologies needed to build green cities in Malaysia and South Korea.


He said Masers Energy, a wholly-owned subsidiary of US-based Masers Energy Inc, has recently received its endorsement from the Malaysian Government for the project in Malacca.


"Right now, we are in negotiations and waiting for the final concensus from the government," he told reporters after the signing of the MoU here yesterday.


Suhaimi said Malaysia had previously committed to reducing its carbon emissions by 40% by 2020, but with the new smart grid city implementations, it will accelerate the country in achieving its goals by 2017.


Masers Energy has to date started construction of the 15-megawatt solar farm on 50 acres of land, involving an investment of RM120 million over the next three years.

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... I will be investigating the types of companies employing people in the Malacca area




: http://www.youtube.com/watch?v=5fq_4p2jBQk


Reported advantages


+ Political stability

+ Strategic location

+ Lower Costs, ease of doing business

+ Incentives

+ Pro-business government (in Melaka)

+ Educated and Skilled workforce


: http://www.youtube.com/watch?v=hVvv1eMOe8k


+ Infrastructure Expansion plan

+ Cheap energy

+ Excellent English skills

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  • 2 weeks later...

Melaka to become a "powerhouse for tourism" ?



Here's some useful background on Meklaka from one of the online property services:


Teeming with history and drama, Melaka is a must-see on any tourist’s itinerary in Malaysia. Its people, many descended from foreign countries who married and settled down here, have a culture and way of life distinct from the rest of Malaysia, so much so that UNESCO has named it a World Heritage Site in July 2008.


Earning that recognition comes easily as Melaka is the only state in Malaysia that has been conquered by successive foreign invaders intent on monopolizing its trade routes during those golden centuries when it was the trade centre along the Straits of Malacca (as it was then known).



/more: http://www.iproperty.com.my/property/featuredByStateWriteUp.aspx?ID=MA

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Secondhand and NEW Properties For Sale


Makhoda Hotel / Century Makhota (nr. Medical ctr and Malls)






1 BR flats : RM 280 k

2 BR flats : RM 380 k - More if modernized, or better views






THE SHORE @ MALACCA RIVER, MEL...RM 781,000 / Featured Listing

25 Photos / Condominium : 3 BR | 2 bathrooms

Built up: 1,232 Square Feet (634 psf). Facing Direction:SouthEast

Furnishing: Partly Furnished, vacant

Posted Date : 15/8/2013 3:09:00 PM


The Shore @ Melaka River is a mixed development which is now work in progress and is located in Melaka Tengah near to the Melaka Heritage City and Jonker Street. The Shore @ Melaka River consists of 4 Towers with 3 Stories of Retails and 5 Stories of Car parking lots. The residential starts from the 9th Floor.




Showflat of 1232 sf Unit at the Shore :


Pre Launching now is the Tower 3A which is 1232sf in build up with partly furnished units. This Tower 3A is 27 Stories in height and only 159 Units available in total. Situated next to Tower 2 which is the Swiss Garden International Hotel has the view of City or Podium view for you to choose. Check our the package or promotions below:



/see: http://www.iproperty...ominium-forsale



The WAVE, Kota Laksamana - RM 476,600 and RM 385,000

11 Photos / Condominium : 2 | 1

Built up: 645 Square Feet

Furnishing: Partly Furnished

Posted Date : 5/8/2013 3:53:00 PM


The Wave Residence will be the First Prestigious Service Residence ever launch at Kota Laksamana, Melaka.

Development project strategically located near to World Heritage City & Jonker Street, Melaka Raya and all tourist attraction site.


/see: http://www.iproperty...ominium-forsale

/385k: http://www.iproperty...sidence-forsale

/438k: http://www.iproperty...sidence-forsale


Developer: Faithview Development Sdn Bhd

Type: Serviced Residence

Build Up Area: 645 – 1,125 sq. ft.

Price: From RM385,000 Onwards

Tenure: Leasehold

Project Commencement:

Project Completion (Expected):

Google Map: 2.201616,102.228119


The Wave website : http://www.faithview...en/thewave.html


Here's another NEW one :


The Green



Melaka Tengah RM 78,000

1 PhotosFlat : 3 | 2

Built up: 800 Square Feet

Furnishing: Unfurnished

Posted Date : 15/8/2013 3:29:00 PM

/see: http://www.iproperty...ah-flat-forsale

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There;s a great deal of supply coming onto the market, but buyers are still coming, partly because Government controls have put the markets in Singapore and Hong Kong into a deep freeze, and some buyers are attracted to the apparent bargains in Malacca.'


Here's something I wrote yesterday after arriving here:


WE arrived in Melaka today


Initial impressions are very positive after a quick tour, and a walk around the odl part of the town.


I am a bit overwhlemed by the amount of construction going on here:

Where will the people come from to fill up these places?


+ The obvious answer is; Tourism.

+ The number of tourists is expected to be 13 million in 2013, and it has been growing at 1 million* per annum

+ About 30% of the total (3.5 mn) is oversesas tourists, and that part has been growing even faster

+ To keep that growth up, they need to grow the number of hotel rooms, improve the look and quality of the tourists attractions, and grow it - All this is happening, but the key part of the new attraction is SHOPPING - How unique will this be?

+ The historical area is quite wonderful, and they seem to have gentrified it, without losing the charm. It is bigger and nicer than Georgetown in Penang, and more authentic than what one sees in Singapore


+ Another big challnege will be transport, and they are building some new roads. My own view is that they ened to make dramatic improvements in public transport and they have hardly started on that.


I want to study the transport links more, while thinking about whether or not prices are moving up too fast to be maintained


=== ===


*1 Million growth in Tourist - what's the impact : some back-of-envelope calculations



+ The average tourist stays three nights

+ And they come in couples

That would mean nights of Hotel stays are added by 1 million new visitors each year

+ If they were spread equally over a year of 365 days, then 4,109 new hotel rooms would be added to demand each year.


But the stays are not clustered equally. Average occupancy of a hotel might be 50%, and so perhaps, 8,000 new hotel rooms are needed each year. And for the 13 million for 2013, would require a total of 8,000 x 13 = 104,000 Hotel rooms. But some of those may be eliminated if people own their own properties, or stay with friends and families.


The population of Melaka state was listed as 788,706 (2010), and there were estimated to be xxx hotel rooms. (Note: One site listed reviews on 270 Melaka hotels, if they average 100 rooms each, that would be 27,000 rooms.)

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You are right about the Tourism boom, Dr Bubb


I had been looking at some property prices in KL recently, so I did a search on Malacca, and I found ... Hotel rooms for sale.


Here;s one: http://www.iproperty...-resort-forsale


Hatten Square, Bandar Hilir ... RM 335,000


Hatten Square Suites & Shoppes is a distinctive mixed development of retail & hospitality services in Melaka. Linked to Dataran Pahlawan Melaka Megamall via a 2-storey fully air-conditioned retail link bridge, Hatten Square Suites & Shoppes boasts of an IT Mall, over 200 retail units, 669 Junior Suites and 31 Suites with 1 & 2 bedrooms.


A highlight of the retail establishment is IT@Hatten, designed to be the biggest IT mall offering digital lifestyle solutions in the southern region for both Malaccans, visitors from others states and tourists.


Hatten Square Suites currently presents the largest room inventory in Melaka City and the largest ballroom with seating capacity of 1000 pax plus 4 smaller function rooms. The hotel also features a Tapas Lounge & Wine Bar and Coffee House to compliment guests at work, rest or play. A perfect blend of thoughtful simplicity and the warmth and sincerity of Asian hospitality Hatten Square Suites is more than a place to stay; it is a relaxed gathering place with a touch of a modern lifestyle.


** Features:

-Compulsory lease back for 15 years (5 terms of 3 years each)

-Rental return of 6% nett per annum for first 2 terms (6 years)

-The balance 3 terms will be based on 6% of the prevailing market rate

-No service charges / maintenance fee required during the leaseback tenancy

-Entitled to Owner’s Privilege Card with the following benefits:


*7 days of complimentary stay in a year (non-peak period)

*20% discount on corporate room rates.

*Enjoy 5% to 30% discount on retail purchases (at participating outlets)

*2 hours complimentary parking per entry.

*Complimentary use of hotel facilities.



Does anyone have experience with hotel room investments?

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Thanks for the post, BW.

I learned more about those investments talking to agents and developers here in the last 2-3 days.


We are staying in that Hotel (the Hatten), which is now in/near the heart of New Malacca ("Malacca Royal" they seem to be calling it.)


For us, near here could be a good place to live, because many things are within a Walkable distance, incluidng many restaurants and the the new malls.


Most of the Hotel projects are structured in a similar way, with a 6% return on the purchase price, The "problem" with the Hattten Hotal that it was launched maybe three years ago (at around RM 500 psf) and today sells for something like double that price. For example, the original cost of the 3XX sf room might have been RM 180k-200k, and today the market price would be maybe 300-335 psf (as in your example.) However, the Gross Yield will not be 6% if you buy today, it will be much less, since the yield is based on the original price. So if you buy today at RM 1000 psf, you may have to bear another 4-5 years at a 3% yield before the price adjustts back to 6% of Market Rate. Four years at 3% yield, will mean a disadvantage of 3% x 4 = 12% over that time. So I would expect it to be price at 10% or more below market, and that is not clearly the case.


Here are two near projects offering guaranteed returns of 6% Gross


The Straits Residence - in New Malacca, a short walk from the Hatten Hotel


This one has been very popular with Singapore-based buyers, less popular with buyers from Melaka. Attached to the project, and scheduled for completion at the same time is a 4-star Novotel.


(If you want more information, you can phone Elaine Tan, at the developer's showflat, on +6017 279 5028,

Or send an email to: elainegeogous@yahoo.com .

Lump sum price is between RM 500k - 750k, for 700-1056 sf, or about HKD 1,600-1,700 per sf. )


The Shore - along the River in in Old Malacca

goq8.jpg : Source


Both are priced at near Rm650 posf. The guarantee period on the Straits project, is 6 years and it is expected to be completed in mid-2014, and the Shore project is expected to be completed around October 2014. The Straits will be managed by a company owned by the developer (as a three star project), while the Shore project will be managed by the Swiss Garden International, a highly regarded international hotel chain. (I hope I have picked up this information accurately.)

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Another photo of The Shore, showing the Monorail, currently out of operation


534165_649391745072674_709807163_n.jpg : source


said to be plans to restarrt it, and extended it, after the Shore project is completed

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The Hotels are coming "fast and furiously" now...





Future 42 storey hotel at kota laksamana by faithview. this will be the 6th 〉40 storey planned in Melaka after:

The Shore,

Hatten City,

Twin View, (Faithview, Pulau Melaka)

The Green and

The Eye Hotel ( Kaj)

/July22nd- -SScity : http://www.skyscrape...29&page=292





Client : The Eye Sdn Bhd

Location : Pulau Melaka, Melaka

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Another project being offered for sale now is the Heritage (hotel)

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on the weekends...usually the jam would be at the melaka raya area...from ong kim wee to melaka raya through the flyover...and in front of mahkota parade...traffic jams at heeren street or around jonker is brief...with the CM's excuse of people unable to get out of the city to ayer keroh through jonker...i don't see a problem there at all...because the route to ayer keroh through heeren street then jalan kubu (gan boon leong gym road) is relatively jam free



/more- SScity: http://www.skyscrapercity.com/showthread.php?t=112129&page=290

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FOREIGN OWNERSHIP under review in JB - says NST


There's an article in the New Straits Times, yesterday's edition, saying that the ownership of property in the Johor Bahru state is now under review by the Johor assemby. They are concerned about escalating prices, whiling blaming this on aggressive buying by Singaporeans, who face restrictions in buying at home.


Current limits applied to foreigners are:

+ Minimum price of RM 500,000

+ Maximum percentage on condos, apartments, and serviced apts: 50 %

+ Max pct on bungalows and vacant lots: 30 %

+ Max pct on double storied terrace and cluster homes: 20%


It is implied that they may consider raising the minimum price, and/or cutting max percentages. If they do, presumeably these changes would only apply to JB where the assembly's legislators have influence on laws, and where pressure from Singapore has been most intense.

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Malaysia's Boom in property-buying may need cooling - says NST


The country's hosuehold debt has expanded at a rate of 11.5% over the last five years, outpacing the nominal GDP growth of 7.5 % per annum. And the Household debt to GDP ratio hit 83%, one of teh highest in the region.


Household debt to GDP ratios


2002 : 63.5%

2003 : 65.7%

2004 : 66.7%

2005 : 69.1%

2006 : 68.8%

2007 : 65.9%

2008 : 60.4%

2009 : 71.7%

2010 : 74.0%

2011 : 75.8%

2012 : 81.1%

3/'13 : 82.9%


Cooling measures may include: tightening (again) the LTV ratio, and removal odf developer interest schemes. And they may be imposed in Q4 or Q1 next year.


Property loans make up 45 percent of household debt, and at the moment there are no caps on first and second mortgage loans, while there is a cap of 70% on the third property and beyond


-pg.4 of NST, 21 aug. 2013

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YIELD : a 6% Guaranteed return is not quite a 6% return


There can be a big difference between "Gross" and "Net".


Many Hotel projects in Malacca are now offering a "guaranteed 6% return", but the actual Net Return will be much lower, perhaps 3% or even lower before Capital Gains. Here's why:


Example: RM 500,000 Property - held for 5-6 years...


Annual Rental RM 30,000 : at 6% guaranteed

Mgmt fee etc. : RM 06,000 : Estimated


Net Return--- : RM 24,000 : Estimated: 4.80%


"Assessment" : RM 03,600 : estimated at 12% of Gross Rent


Net Pre-tax-- : RM 20,400 : Estimated: 4.02%


Income Tax-- : RM 05,718 : at 28% of Pre-tax income



Cash-on-Cash RM 14,682 = 2.93%


But there are other costs...


+ 2% "Heritage Tax" on the Purchase price (this is for Malacca only, not KL)

+ Upgrade cost for a hotel property, probably paid after first 3 years, and it could come to maybe 5%


Together these two additional costs might whack another 1% or so off your returns over 5-6 years.

So maybe you will make 2% Net - which is less than you can now make from a bank deposit.


This shows the importance of Capital gains, in generating decent returns

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A GOOD Summary:

Why Retire in Malaysia?

Malaysia is a modern, emerging industrial nation which plans to achieve full industrial status by 2020. It is not a theme park like Thailand, it uses the western alphabet for its 'easy to learn' language and English is introduced at an early age in schools, so it is widely spoken and used.


The Malaysian government has a scheme to attract 'wealthy' retirees and others under its Malaysia My Second Home Programme (MM2H).


The quality of life is high. Modern, European infrastructure is being introduced throughout the country and the cost of living, compared to USA, Western Europe and Australia is relatively low.


Very importantly is the fact that the Malays are a very friendly bunch of guys who do not resent the fact that foreignness like to live in their cities.

Perhaps this is because it is a multiracial society where for centuries people of different ethnic background have lived together in relative harmony.


The legal system is based on the British system and contracts for the purchase of property are usually drawn up in English.


Malaysia is indeed a country where it is possible to enjoy a highly enjoyable and cost effective lifestyle in retirement.


erik the red: http://britishexpats.com/forum/showthread.php?t=716186&page=5

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  • 6 months later...
There's a large promotional section in today's SCMP:


Much of it is promoting developments in Melaka / Malacca


And Links are provided (in an ad) to two Melaka-related websites:

NOTES : "Melaka Gateway heralds new era" - Mega Project


+ 246-hectare area/ HK$118 Billion - comprises man-made islands

+ Eco-islands, entertainment resorts, theme parks - to boost tourism

+ Target: 2.5 million additional tourists, and 15,000 jobs

+ Melaka and Malaysia want "high-yield travellers"

+ Melaka already has a Top-10 rating in the Lonely Planet's guide

+ By 2020, Malaysia wants to receive 36 million tourists

+ The new development alos includes a cruise terminal

+ Plans the largest marina in Asia

+ Wants to attract: wealthy Chinese, Indians, Arabs, and Russians


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  • 4 months later...



The HSR will also open new growth avenues, create value-added industries and services along the stops of the railway line that can spur greater economic activities in Malaysia.

Citing examples of HSR lines around the globe, he says they have been successful in creating high value economic developments and some of them have flourished tremendously into mega-cities with population exceeding 10 million people earning high-income per capita.


> http://www.thestar.com.my/Business/Business-News/2014/08/02/Will-the-HSR-be-value-for-money-It-may-be-more-cost-effective-to-improve-the-MRT-system-and-eco/

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