Klebang a new growth area in Ipoh


BY DAVID TAN IN IPOH

IPOH, a major town with a population of about half a million located between Penang and Kuala Lumpur, is seeing significant residential and commercial development activities in its northern and eastern zones. 

The locality in the north where residential and commercial projects are mushrooming is the Klebang area, within which the Kinta Free Trade Zone industrial area is situated. It includes land on both sides of the old trunk road to Penang, located between Chemor and Ipoh. 

Raine & Horne International Zaki + Partners registered valuer James Chou Yee Seng told StarBiz that since the Kinta Free Trade Zone industrial area came into being in the early 1990s, residential and commercial developments in Klebang only gained growth momentum about three years ago. 

“The development of Klebang started with single- and double-storey terraced houses. Currently, the trend has shifted to include semi-detached and bungalows as well as two-storey shop-offices. 

In late 2002, Kinta Properties sold double-storey semi-detached houses with 3,595-sq-ft land area at about RM233,000. They can now price their 1,920-sq-ft double-storey terraces at RM173,800 onwards, which shows an increased acceptance by the Klebang market,” he said. 

Chou said Klebang was attractive to developers because it could be accessed via the North-South Expressway, Jalan Kuala Kangsar, and Jalan Tasek.  

“Also, the land is flat and was previously planted with rubber trees compared with development land that has been used for tin mining, which are common around Ipoh. 

“Located in the middle of Ipoh’s northern development corridor about 15 minutes from the town, it is a major growth area, which has the potential to become a significant business centre in the city,” he added. 

According to Kesavan Realty negotiator Jasmine Lee, new residential and commercial projects are also being developed next to Ipoh Garden East, moving eastwards towards Bandar Baru Tambun in the outskirts of Ipoh.  

“Taman Ipoh Permai, Taman Perdana and Taman Bandar Baru Tambun are some of the ongoing housing schemes. 

“In Taman Ipoh Permai, the ongoing projects comprise mainly double-storey terraced houses priced from RM180,000. 

“The development in Taman Perdana mainly consists of double-storey terraces priced also from RM180,000 and semi-detached houses from RM270,000. 

“In Taman Bandar Baru Tambun, the properties developed there also comprise mainly double-storey terraced and double-storey semi-detached houses, which are priced about 15% higher than properties in Taman Ipoh Permai and Taman Perdana. The properties in Taman Bandar Baru command a higher price because of their trendy designs and the housing scheme’s proximity to the North-South Expressway,” she said. 

Kesavan Realty principal P. Kesavan said another growth area was Bandar Sunway, located also in the east of Ipoh, about 10km from the town centre. 

“Development in Bandar Sunway has been going on since 1996. The first phase, comprising factories and shop-houses, has been completed.  

“The development is now entering the second phase, going into double-storey semi-detached houses, which are priced from about RM180,000 to RM220,000,” he said. 

Chou said the value of commercial properties along Jalan Sultan Iskandar Shah and Jalan Sultan Idris Shah in the town centre had dropped considerably, mainly due to parking problems. 

“For example, a 4-storey modern shop-house in Jalan Sultan Iskandar Shah in 1996 could fetch a selling price of about RM600,000. Today, the selling price of such a property is around RM400,000.  

“However, the value of pre-war shop-houses along Jalan Sultan Iskandar Shah has appreciated since bottoming out a few years ago. A good number of pre-war shop-houses in the town centre area have been renovated and given new lease of life. The present selling price of such a property along Jalan Sultan Iskandar Shah, before renovation, is around RM230,000, compared with about RM160,000 before the repeal of the Rent Control Act in 2000,” Chou said. 

According to Lee, the shop-houses in Ipoh Garden South and Green Town Business Centre have appreciated. 

“The current selling price of a double-storey shop-house in Ipoh Garden South is between RM450,000 and RM550,000, compared with RM270,000 and RM330,000 on the eve of the economic crisis of 1997. 

“In the Green Town Business Centre, a double-storey shop-house is now sold around RM630,000, compared with about RM480,000 when launched in 1999. A 4-storey shop-house in Green Town Business Centre can now fetch a selling price of about RM1.2mil, compared with about RM735,000 when launched in 1995. 

“Another up and coming residential area is the Meru Valley Resort. From 1999 to the present day, prices of vacant bungalow lots of 10,000 to 20,000 sq ft have risen from about RM12 to RM30 per sq ft, and those of town houses from RM240,000 to RM300,000,” she added. 

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