Living in JB 2 (Johore)

[LeMans2011]

you will have to write in and lodge a complain with the Johor Bahru Tengah government office on why you want to access that road. Unlikely anybody would want to complain bcz most of the time they don't have a valid reason. The road in one precinct doesn't block the access road to any other places.

And it has to reach certain volume of complaints before the council will entertain the complain and take action.

From the legal perspective, some bros here are right about "Government do have the rights to tear down the fencing, including the guard house if too many complaints are received and they are deemed valid."

Hope that clarifies...

That is good... it means as long as you barricade your development like a fortress, you can pretty much prevent undesirable character from getting in... because it the MPJBT does not even bother about valid complaints... let alone frivilous complaints !

 

[LeMans2011]

Hi all:

I took a friend of mine to Nusajaya on Sunday as he is llking to book a unit under RM1M. We were short on time but managed to visit NI and EL. I am not sure if anyone else has the same feeling, but I thought that things are beginning to cool. Perhaps it is the time of the year, between New Year and CNY or the global uncertainty. Here is a summary:

1. Nusa Idaman

We reached at around 10.30 am. Surprisingly we were the only ones, as I expected more on a Sunday. We very served by Irene, who was very friendly and professional. They had only one corner terrace left and 4 semi-ds, 2 with partial lake views and 2 without any views of the lake. Interestingly, they will be launching a condo on the lake, sometime during the middle of the year.

2. East Ledang

There were very few people present, besides us and the staff. Some of the larger units (3br duplex and 4br) from Impiana phase 1 is still available and they are giving a RM10-20K incentive to move the units. Phase 2 was launched in early December and they have managed to sell only about 30% of the units, although the price increase seems to be minimal, only about 1%. They have sold only one unit out of the Pavillion Villas, also launched in early December. Although, the lack of advertising is not helping them, but the staff agreed that things have slowed down significantly since December.

Overall, my friend got the impression that there was really no need to rush. There will be plenty of choice available in the next 6-8 months.

I get the same feeling looking at the pricing of Horizon Hills The Greens... although again i felt the development is a little "budget" style layout. This is a good sign. I am not worried about slow down as the Malaysian market typically undergoes slow but steady growth. I hate to see the developers selling so well that their heads got really big. Time for them to take stock. Time to demonstrate some quality and service.. assholes! (developers)

 

[LeMans2011]

I cannot say for all landed strata title DMC but the one that I purchased stated that I can keep domestic pets like dogs and cats within my compound. But I cannot let them run loose outside my private compound......something to this effect.
For the other condo strata titled that I purchased, strictly no pets allowed.

About enforcing subsequent owners signing DMC, I'm not sure how enforceable it is when the law stated that the owner of Guarded Neighbourhoods must not be forced into joining the scheme. I remember that this DMC is valid only till the residents association is formed.

Perhaps it is also important to buy into "higher end" developments so that future buyers of the house are more likely to agree to pay monthly fees.

At least your landed strata is reasonable. You are right... whether strata-titled or not... it really depends on owners at the end of the day to decide what goes and what does not in a development

 

[IskandarRocks]

I get the same feeling looking at the pricing of Horizon Hills The Greens... although again i felt the development is a little "budget" style layout. This is a good sign. I am not worried about slow down as the Malaysian market typically undergoes slow but steady growth. I hate to see the developers selling so well that their heads got really big. Time for them to take stock. Time to demonstrate some quality and service.. assholes! (developers)

Agree! Also, some of the current owners, given the experiences with resale that I keep reading about. Hope they get their act together as well.

 

[Hitesh]

Hi all:

I took a friend of mine to Nusajaya on Sunday as he is llking to book a unit under RM1M. We were short on time but managed to visit NI and EL. I am not sure if anyone else has the same feeling, but I thought that things are beginning to cool. Perhaps it is the time of the year, between New Year and CNY or the global uncertainty. Here is a summary:

1. Nusa Idaman

We reached at around 10.30 am. Surprisingly we were the only ones, as I expected more on a Sunday. We very served by Irene, who was very friendly and professional. They had only one corner terrace left and 4 semi-ds, 2 with partial lake views and 2 without any views of the lake. Interestingly, they will be launching a condo on the lake, sometime during the middle of the year.

2. East Ledang

There were very few people present, besides us and the staff. Some of the larger units (3br duplex and 4br) from Impiana phase 1 is still available and they are giving a RM10-20K incentive to move the units. Phase 2 was launched in early December and they have managed to sell only about 30% of the units, although the price increase seems to be minimal, only about 1%. They have sold only one unit out of the Pavillion Villas, also launched in early December. Although, the lack of advertising is not helping them, but the staff agreed that things have slowed down significantly since December.

Overall, my friend got the impression that there was really no need to rush. There will be plenty of choice available in the next 6-8 months.

Hi!

Thanks for sharing this.
I am looking to visit some of the places at Nusajaya as well in the next month or so...

I would be particularly interested to know what would be the offer that Irene quoted you for the Corner terrace and the semi D ( without lake view .. since i believe this would be lesser).

And were the ones as East Ledang clustered/corner terrace units as well? Would be nice to know what there the quots that he may have received as well


Cheers,
Hitesh

 

[Lord Aragorn]

Bro Grago, chill, he has some valid points but yes he didn't answer your questions.

Bro Aragorn,

Strata title will make it more enforceable but the pros and cons were discussed way back in the thread. Someone brought up he couldn't keep a dog in his strata titled property. Again, one might argue that for a few hundred bucks to go to a lawyer is a little bit unreasonable for late maintenance fees so most owners will just pay up and move on. With Strata title, it is definitely more enforceable but again enforcement takes time and effort for both types. Some of your points are valid but perharps your earlier post was a bit more skewed towards strata title. I will find out more from my lawyer neighbours when i am back but its also true that even though strata title do have legal provisions, the enforcement is always a challenge. One of my learned neighbours management team are having a really hard time as the errant guy is pulling all the stops to avoid paying and it has been almost a year but because he doesn't stay there, doesn't park his cars there, its a bit of a challenge.

Wuqi, your points are measured.

Btw, I thought my answers are clear enough for Grago. Need more explaining?

 

[contra]

Yes, but foreigners can't buy

I did not know that . When I went, it was Friday prayers time so no one except security guard.

Probably because less than RM500k or Malay reserve land....

Pity as location not bad. No matter. Not on market means not on market. Other fish to seek...

 

[Lord Aragorn]

I believe roads within a precinct (non-strata titled) is public. However, i am not sure if a member of public insist on entering the development.. what is the legal position?

A member of the public trying to use a public road. I think the legal position is quite obvious, isn't it?

 

[contra]

A member of the public trying to use a public road. I think the legal position is quite obvious, isn't it?

try convincing that to the security guy at the HH precinct guardhouse

 

[jasonjst]

A member of the public trying to use a public road. I think the legal position is quite obvious, isn't it?

Your reason of entry maybe not so obvious as the road is leading to nowhere except the resident’s houses. Why not you try to make a police report for being denial entry to HH, NI or some GG estates. Let us know what is the reply you get from the police, we are all keen to know.

On a side note. Such arrangement of Gate and Guard are mostly with state consensus, between the rich and powerful developer vs. state gov, I don’t see how a member of public with no interest in that estate can challenge them. Like throwing an egg on stone like that.

 

[lastresort]

A member of the public trying to use a public road. I think the legal position is quite obvious, isn't it?

Hi LA, can I know so far how many strata titled developments are there in the whole of Johor. if I'm not wrong, there is less than 5, maybe around 3 (Cascadia, Straits View, and Leisure Farm) as I can't recall off hand.

If 99 percent of new developments are non strata titled, do you see a smaller market for strata titled units since developers themselves prefer to develop non strata.

If 99 percent of the rest are non strata titled, have you heard of cases in the entire Johor housing history where a public member tried to enter a non strata titled development and is denied entry, and so tried to use his right as a public member, called police, or sued the committee and in the end successfully gained entry. If this non resident member is free to enter, had the security guards made effort to follow him to make sure he doesn't get into any individual unit illegally??

If no such cases has ever happened to 99.9% of the housing in the entire history, I don't see what fuss or security concerns we have. From residents point of view, how many of us feel insecured staying in non strata titled developments like BI/EL/ST/DO/HH etc. From investors point of view, how many of us think it is difficult to rent out or sell such units in such developments.

I am sure there are pros and cons for each type and to each of their own. One pro about non strata titled probably being the lower maintainence fee, more flexibility to renovate, able to keep pets, ownership of individual land title which I feel is very important.

How strong is the legal system in Malaysia to protect home owners who have no individual land title?

 

[contra]

Well said, is just different thinking for a Singaporean & Malaysian, both strata and non-strata have its pro & con, malaysian prefer non-strata cos they own the property and the land, they can do whatever they want to their property/land. For a strata title landed property, they have to share the land which Malaysian don't really like sharing the land, unless it is a apartment or condo where they have no choice.

Same same whether in Singapore or Malaysia. Singaporeans also enjoy staying in own landed house where can grow anything (except poppies & marijuana), nobody's business .

Also no one like other's pets coming over to their space to pee or poo. You know how dogs can be territorial, heck cares about strata or non strata. Many condos in Singapore, allow keeping of pets but unfortunately someone's dog would always let go in the lift and iritate the neighbours.
Even in HDB, in some cases, neighbours need mediators to draw imaginary lines of personal space. Then there is the curry-smell-drifting phenomenon that disregards whatever imaginary lines are drawn.

To sum it up: Strata, non-strata, with or without DMC, it all boils down to luck of neighbour one gets and enforcement in the event of a 'chao kuan' action. G&G removes much security & maintenance-lack risks.....

Live and let live. Enjoy your house

 

[Lord Aragorn]

Your reason maybe not so obvious as the road is leading to nowhere except the resident’s houses. Why not you try to make a police report for being denial entry to HH, NI or some GG estates. Let us know what is the reply you get from the police, we are all keen to know.

There's no need for such trouble.

For the convenience and benefit of readers:

What can be done to address the widespread problem of restrictions to prevent the public from entering housing areas which are not developed under the Strata Titles Act 1985 (Act 318)?

The existing laws of the Road Transport Act 1987 (section 80) and the Street, Drainage and Building Act 1974 (section 46 (1)) explicitly prevents the installation of barriers at the entrance or in public access areas, including the lane edge and alley behind the residence. The only obstacle allowed is in the form of temporary physical restrictions, such as 'manual boom gate', safety cones and signs that can be considered to be installed or placed in a specific location at the entrance facing the guard, provided there are security guards on duty for 24 hours.

At the same time, security guards who are appointed shall not restrict or prevent the entry of occupants or the public to the housing scheme which is not 'landed strata'. The current practice of requiring the public to submit identification documents (especially the driving license and identity card) is not consistent with the provisions of the law. In this case, the occupants or the public should report to the authorities, especially the police.

Source: http://blog.iproperty.com.my/downloads/faq-gated.pdf

Click on the link to read more. The FAQ is sourced from the authorities.

 

[Diaspora]

yes , please look for my acting village head staying unit 2X88 , Bro Diaspora!

Walaueh...I was quietly reading all the postings..also kena...
Both of you children please behave la...one got withdrawal syndrome...and another hinted got a mui mui handbag...tsk tsk tsk...:P
In the absence of the self appointed village head aka CT, the NI P8 Residents Supreme Council shall decide, as the decision will have significant impact on the movements of future non residents in NI P8...

 

[Aisanbo]

Same same whether in Singapore or Malaysia. Singaporeans also enjoy staying in own landed house where can grow anything (except poppies & marijuana), nobody's business .

Also no one like other's pets coming over to their space to pee or poo. You know how dogs can be territorial, heck cares about strata or non strata. Many condos in Singapore, allow keeping of pets but unfortunately someone's dog would always let go in the lift and iritate the neighbours.
Even in HDB, in some cases, neighbours need mediators to draw imaginary lines of personal space. Then there is the curry-smell-drifting phenomenon that disregards whatever imaginary lines are drawn.

To sum it up: Strata, non-strata, with or without DMC, it all boils down to luck of neighbour one gets and enforcement in the event of a 'chao kuan' action. G&G removes much security & maintenance-lack risks.....

Live and let live. Enjoy your house

Yes, to each his own.
I'm the 1% who prefer landed strata for my own perception of higher security (long term wise) and also the more exclusive clubhouse facilities.
But that is definitely not the main reason for the purchase. Many other factors like price, location, developer, package, etc. comes into consideration.
If HH & EL is landed-strata, i'm sure it'll be equally popular.

 

[Aisanbo]

There's no need for such trouble.

For the convenience and benefit of readers:

What can be done to address the widespread problem of restrictions to prevent the public from entering housing areas which are not developed under the Strata Titles Act 1985 (Act 318)?

The existing laws of the Road Transport Act 1987 (section 80) and the Street, Drainage and Building Act 1974 (section 46 (1)) explicitly prevents the installation of barriers at the entrance or in public access areas, including the lane edge and alley behind the residence. The only obstacle allowed is in the form of temporary physical restrictions, such as 'manual boom gate', safety cones and signs that can be considered to be installed or placed in a specific location at the entrance facing the guard, provided there are security guards on duty for 24 hours.

At the same time, security guards who are appointed shall not restrict or prevent the entry of occupants or the public to the housing scheme which is not 'landed strata'. The current practice of requiring the public to submit identification documents (especially the driving license and identity card) is not consistent with the provisions of the law. In this case, the occupants or the public should report to the authorities, especially the police.

Source: http://blog.iproperty.com.my/downloads/faq-gated.pdf

Click on the link to read more. The FAQ is sourced from the authorities.

I get your point and I believe many others also know it. But the majority's view is that even though the current non-strata practices in 99% of G&G housing are against the regulation, the authorities are not enforcing it and so residents have nothing much to worry. They may be right but we never know when the government decides to act....

 

[euphony]

try convincing that to the security guy at the HH precinct guardhouse

(using a quote to contra bro for convenience)

for non-strata titles, I guess the onus falls on the developer to design the development in such a way that it is impossible for the public to utilize it as a short cut to access to another area. If the G&G is right smack in a highly arterial road then the complaints will definitely come fast and furious. And the residents will be caught at the short end of the stick DMC or not. There were a number of cases in KL from a google search, one of which was big. the complaint was about an ambulance prevented entry through because of the barrier and no guards were present and it was non-strata...

i guess look at your residential blueprint bah. If in a corner of no man's land then don't really need to worry much. So in a way it is better to ask the developer to not have too 'many' convenient access points into a particular development to reduce the odds.

 

[DREAMorACTION]

Wa... R u sure u want to go down that route, bro? U dare to call us children? If ah tiong and I form a double team and gang up on u, r u sure u can withstand the force? U must be loving chicken eggs so so much that u want us to paint your walls with the natural yellow and white slime (aka throwing rotten "gui neng" at your house)? Have u not heard of 最毒妇人心 and never 得罪女人? U better apologise to ah tiong, befor all these disasters happen and btw, u still need her to watch your house. 你怕了沒???

And if u want to apologise to me, very easy one, just let me join u for football with beers will do

P/s: readers, this is only a joke. Don't report me to authorities as its NOt a threat

Walaueh...I was quietly reading all the postings..also kena...
Both of you children please behave la...one got withdrawal syndrome...and another hinted got a mui mui handbag...tsk tsk tsk...:P
In the absence of the self appointed village head aka CT, the NI P8 Residents Supreme Council shall decide, as the decision will have significant impact on the movements of future non residents in NI P8...

 

[lastresort]

ive heard of such cases in KL and if there is really an ambulance trying to go through the precinct and is a one off thing, not happening daily, I would gladly allow them to pass through.

If there is an emergency and higher authority needs to enter immediately like in the case of police officers having a search warrant pass, etc, I don't think they need to seek permission from the committee to enter the precinct, they mean no harm to the residents and they are acting in the interest of the community, why need to deny them entry until a permit is given.

 

[Lord Aragorn]

New Straits Times: Sultan of Johor’s son completes police training

That should augur well for security in Iskandar. We can expect higher standards from the Johor police now