The Elements Service Apartment, Ampang Hilir

Property Details
Name: The Elements
Location: Ampang Hilir (GPS Coordinator: 3.1614096,101.7465971)
Property Type: Service apartment
Tenure: Freehold

No. of blocks: 2

No. of storey: 41
No. of units: 1,040

The Elements (also known as The Elements @ Ampang), developed by Elite Forward, which is a JV company between Land & General & Mayland Group, is a high rise residential service apartment comprises of 2 blocks of 41-storey tall tower, served by 4 lifts in each block. There are in total of 10 layouts, ranging from studio to 3+1 bedrooms type, built-up size range from 520 sq. ft. to 1,570 sq. ft.

Facilities:

• Indoor and sky gymnasium
• Visitor's lounge
• Children's playground
• Wading pool
• Garden shower
• Games room
• Functions hall
• Kitchenette
• Formal dining hall
• Glass wine cellar
• Open bar / cafe for parties or events
• Infinity pool
• Spa
• Sauna
• Jacuzzi
• Hot spring
• Reflexology area
• Meditation zone
• Roof top viewing deck
• Sky garden
• Private garden at the roof top
• BBQ pavilion
• Roof top leisure area
• Roof top garden terrace
• Green pavilion
• Water sprout
• Cabana
• Alcoves 
• Business centre
• Concierge
• Laundrette
• Shuttle service
• Housekeeping
• CCTV
• 24-hour security

Type H

Built-up: 1,570 sq. ft.

3+1 Bedrooms 3 Bathrooms

2 bedrooms attached with bathroom

1 Yard

1 Dry kitchen and 1 Wet kitchen

Amenities:

• Wide range of amenities, from shopping malls, gracers, international fine-dining restaurants, world class medical centre, and international educational institutes.
• 13 minutes to KLCC, 18 minutes to Pavilion KL
• 5 minutes to Mutiara International School, 10 minutes to Sayfol International School
• 4 minutes to Ampang Puteri Specialist Centre, 9 minutes to Gleneagles Intan Medical Centre

Accessibility:

The Elements is strategically located off Jalan Ampang with excellent accessibilities where residents or tenants can enjoy hassle free connections to various area of Klang Valley via MRR2, Jalan Tun Razak, AKLEH Highway, DUKE Highway and so on. There are also two Putra LRT stations located nearby The Elements, namely Jelatek Station and Dato Keramat Station. 

Available unit for sale or rent

Description:

Unit is located at high floor, due to it is a corner unit, resident is able to view KL City from the balcony, and magnificent hill view at Ampang side from master bedroom. Unit comes with 2 covered car parks and is already fully furnished and fully renovated with ID design.

Asking price - RM1,600,000 (negotiable)

Rental price - RM6,000/month

Gallery:

Contact Vincent Tai at +6017-3825960 for more information or email to vincenttai@ecgaffirm.com. Viewing can be arranged.

Owners are welcomed to list as well. Register your sale/rent property here.

LRT Line 3 - Bandar Utama - Klang Line

Along side with new MRT lines, new LRT line 3 namely Bandar Utama-Klang Line, which was being proposed on last year, has more details on the new project, including planned routes, list of stations, as well as how the entire line will sit in place within the larger scope of the Klang Valley integrated transit map.

Brief introduction on LRT line 3

• On 30th May 2014, new LRT line 3 had been proposed, which would begin from Bandar Utama to Johan Setia, Klang via few township, Kelana Jaya, Shah Alam and Klang. 
• On 17th July 2014, government announced that RM9 billion will be funded to build the LRT line 3 following the 2015 Budget which was tabled on 10th October 2014.
• On 11th October 2014, fund of RM9 billion was officially announced.
• On 13th December 2014, Prasarana to roll out the LRT line 3 project by second half of 2015
• On 11th April 2015, tender documents are ready for collection. The public display of line will be held for three months beginning from May.
• On 12th May 2015, was announced that LRT line 3 works to be started by Q12016. The public display of the line starts on 15th May 2015 for three months at seven places: Shah Alam City Council, Petaling Jaya City Council, Public Land Transportation Commission office in Platinum Sentral, Klang Municipal Council and the Kelana Jaya, Masjid Jamek and Pasar Seni LRT stations - from 9am to 5pm on weekdays.

LRT line 3 features

LRT line 3 was proposed to span across four townships, Bandar Utama, Kelana Jaya, Shah Alam and Klang. Currently, there are estimated 1.3 million population in these four areas and be expected increase to 2 mil in year 2020. The reason of being this is due to higher job opportunities in these four areas. Currently, these areas are only connected by major highways in Klang Valley, which are Federal Highway, LDP and NKVE. 

LRT line 3 consists of 25 stations and in total distance of 35km. The end-to-end journey will spend around 51 minutes and will able to transport estimated 70,000 people from the said areas. As proposed, LRT line 3 stations will facilitate park-and-ride facility to ease the passengers. Some stations is interchanged with Bandar Utama MRT station (MRT line 1), Pelabuhan Klang KTM station and proposed SIRIM Shah Alam BRT station. The estimated capacity of LRT line 3 at year 2020 is 12,240 passengers/hour/direction.

List of stations

1. Stesen One Utama - interchange with KVMRT station (MRT line 1)
2. Stesen Damansara Utama
3. Stesen Tropicana
4. Stesen Lien Hoe
5. Stesen Dataran Prima
6. Stesen Persada Plus
7. Stesen Station 3 - interchange with Kelana Jaya LRT (extension from Kelana Jaya LRT line)
8. Stesen Temasya
9. Stesen Glenmarie
10. Stesen Grand Sentral Stadium
11. Stesen Persiaran Hisamudin
12. Stesen Seksyen 4
13. Stesen SIRIM - interchange with proposed BRT station
14. Stesen UiTM
15. Stesen I-City
16. Stesesn Bukit Raja
17. Stesen Kawasan 11
18. Stesen Jalan Meru
19. Stesen Klang - interchange with Pelabuhan Klang KTM station
20. Stesen Taman Selatan
21. Stesen Sri Andalas
22. Stesen Tesco Bukit Tinggi
23. Stesen Aeon Bukit Tinggi
24. Stesen Bandar Botanik
25. Stesen Johan Setia - Depot

LRT line 3 was reported that construction of the line is set to begin in the first quarter of next year with a first quarter 2020 completion date. The line, which is scheduled to begin operation on August 31, 2020, will connect Bandar Utama, Damansara and Johan Setia, Klang.

Amerin Mall & Residence, One Amerin, Balakong Condominium

Property Details

Project Name: One Amerin Residence

Location: Balakong, along Silk Highway (GPS Coordinator: 3.024799, 101.751152)
Property Type: Mixed Development with 3-level of shopping mall and 19-level of service resident (under HDA)
Tenure: Freehold
Developer: Capital Trend Asia SDN BHD (CTA)
Completion: Dec 2017
No. of blocks: 2
No. of storey: 27
No. of units: 608 units; 304 units in each block, 16 units on each floor, served with 4 lifts per block
Total land area: 5.1 acres
Maintenance fees: RM0.25 per sq. ft. + 10% sinking fund; total RM0.27 per sq. ft.

Facility Floor Layout Plan

Facilities (covers up to 100,000 sq. ft.)

• Outdoor seating
• Games room
• Activity room
• Multi-purpose hall
• Viewing deck
• Reading room
• Male & female surau
• Kindergarten
• Playground
• Family bbq pavilion
• 40m swimming pool
• Kid’s wading pool
• Jacuzzi
• Gymnasium
• Badminton hall, 2 courts

Amerin Residence symbolises five-star living flushed with luxury and idealistic dreams. Standing 27 storeys tall, it is perched upon 5.1 acres of freehold land in Balakong, Persiaran Impian. At the focal point of the SILK Highway, it guarantees connectivity and accessibility from all directions.

Amerin Residence extracts its inspiration from hotels. The developer's plans include providing residents with a hotel-inspired environment, complete with all the privileges of a world-class retail and lifestyle podium right at its doorstep. There are a total of 608 units of serviced apartments with top notch club house facilities and security. The two towers house 304 units each and share an extensive list of facilities.

Block A Overview Layout

Type A

Built-up: 857 sq. ft.

2 Bedrooms 2 Bathrooms

Type A Layout Plan

Type A1

Built-up: 857 sq. ft.

2 Bedrooms 2 Bathrooms

Type A1 Layout Plan

Type A2

Built-up: 1,260 sq. ft.

3 Bedrooms 2 Bathrooms

Type A2 Layout Plan

Type A3

Built-up: 1,363 sq. ft.

3 Bedrooms 2 Bathrooms

Type A3 Layout Plan

Block B Overview Layout

Type B

Built-up: 913 sq. ft.

2 Bedrooms 2 Bathrooms

Type B Layout Plan

Type B1

Built-up: 913 sq. ft.

2 Bedrooms 2 Bathrooms

Type B1 Layout Plan

Type B2

Built-up: 1,260 sq. ft.

3 Bedrooms 2 Bathrooms

Type B2 Layout Plan

Type B3

Built-up: 1,363 sq. ft.

3 Bedrooms 2 Bathrooms

Type B3 Layout Plan

Amenities:

Amerin Residence's strategic location next to the SILK Highway will be beneficial to both future residents and investors. Located in the heart of Balakong where the estimated population is about 200,000, the development enjoys great visibility, connectivity and is home to plenty of amenities.

Most of the amenities are located within 3km radius from One Amerin Residence such as Giant, The Mines Wonderland Shopping Mall, AEON Cheras Selatan, AEON Big Bandar Tun Hussein Onn, Columbia Hospital Cheras, Econsave and still counting.

Accessibility:

Amerin Residence is strategically located within three kilometres of the Serdang KTM and upcoming MRT lines. Placed next to the SILK Highway, it is well connected from all directions; KL and Cheras from the north, Sg. Long from the east, Kajang and Seremban from the south, and Puchong and Subang from the west. The development has great visibility and connectivity, with a high population catchment that continues to grow over the years.

Gallery:

Show unit:

Selling price from RM466,000 onwards.
Package from developer:

• Free SPA & loan legal fees 
• 10% discount upon signing SPA within 21 days 

Contact Vincent Tai at +6017-3825960 for more information or email to vincenttai@ecgaffirm.com. Viewing can be arranged.

Owners are welcomed to list as well. Register your sale/rent property here.

EPF Withdrawal to purchase house or to reduce/redeem housing loan

Employee's Provident Fund, commonly known by the acronym EPF is a Malaysian government agency under the Ministry of Finance. It manages the compulsory savings and the retiring planning for private sector workers in Malaysia. Membership of the EPF is mandatory for Malaysian Citizens employed in public sectors, and voluntary for non-Malaysian Citizens. - Wikipedia

As defined in Wikipedia, EPF is a savings and retirement planning which is compulsory for all Malaysian citizens who work in private sector. Every month, employees themselves as well as their employers will contribute certain amount to the EPF account from portion of their wages. All contribution will be divided into two accounts, 70% for Account I; 30% for Account II. Savings in Account I can be withdrawn when the member reaches age of 55 years old, is incapacitated, leaves the country or passes away. In the other hand, member is allowed to withdraw savings from Account II for downpayment or loan settlements for member's house, finances for education and medical expenses, investments, and when the member reaches age of 50 years old. In this article, guidelines of EPF withdraw to purchase house or to reduce/redeem housing loan will be discussed.

Member of EPF is permitted to withdraw savings from Account II to purchase residential property, or build residential property on a land and even settle the housing loan. Applicants are allowed to purchase second house given that the first house is sold or disposal of ownership of property. Definition of "disposal of ownership of property" as are below:

• Loss of ownership of the first house which is also owned through previous EPF withdrawal.
• Loss of ownership can be in terms of auction, surrender of property by court order, transfer of ownership because of love and affection, destruction of house due to natural disaster, abandoned housing project or cancellation of purchase.
• In summary, applicants is not allowed to purchase second house using EPF withdrawal if the first house which was owned through EPF withdrawal is still under applicants' name.

Applicants Eligibility

Applicants who wish to withdraw EPF must be:-

1. Malaysian Citizen
2. Malaysian Citizen who has made Leaving The Country Withdrawal before 1st August 1995 and has opted to re-contribute to EPF account.
3. Non-Malaysian Citizen who has EPF account before 1st August 1998 or has PR status
4. Before age of 55 years old
5. Have at least RM500 in Account II

Criteria of Withdrawal

1. Applicant has to buy or build residential house.
• Residential house which includes bungalow, terrace, semi-detached, apartment, condominium, studio apartment, service apartment, townhouse and shop with residential units.
2. The method of purchasing house is through
• Cash purchase
• Housing loan
• Financial Institution which is licensed under Banking and Financial Institution Act 1989 (BAFIA)
• Central or state government or any other government financial agencies
• Member's employers
• Cooperatives or companies with license which is approved by Malaysian Cooperative, Ministry of Entrepreneur and Co-operative Development
• Licensed insurance companies which is approved by Central Bank
• Loan providers which is allowed by EPF
3. Applicant has signed the Sales and Purchase Agreement for not more than three (3) years.
4. Applicant has never owned a property by using EPF withdrawal.
5. Applicant buys a house which has been acquired from a rental with a view of purchase agreement from a party authorised by EPF.
6. Applicant bought a land and built a house on the same piece of land with dates of purchase and agreement to construct less than six (6) months.
7. Applicant is not allowed to buy a land or house lot only without building house on the land.
8. Applicant is not allowed to renovate, repair or additional work on existing house.
9. Applicant is not allowed to purchase a property whereby the ownership of the said property is not via sale and purchase transaction.
10. Applicant is not allowed to take overdraft loan.
11. Applicant is not allowed to purchase third house.
12. Applicant is not allowed to purchase house abroad or overseas.

Amount Eligibility

	Description	Example
Individual purchase with partially loan	Amount = House price - loan amount + 10% of house price or All savings in Account II *Whichever is lower but not less than RM500.	House price: RM500,000 Loan amount: RM450,000 Difference: RM50,000 10% of house price: RM50,000 Maximum eligible amount: RM100,000 Savings in Account II: RM200,000 Allowed withdrawal amount: RM100,000
Join purchase with partially loan	Amount = House price - loan amount + 10% of house price or All savings in Account II of each purchaser subject to the maximum amount eligible for withdrawal *Whichever is lower but not less than RM500	House price: RM500,000 Loan amount: RM450,000 Difference: RM50,000 10% of house price: RM50,000 Maximum eligible amount: RM100,000 Savings in Account II for purchaser A: RM200,000 Savings in Account II for purchaser B: RM20,500 Amount withdrawn by purchaser A: RM80,000 Amount withdrawn by purchaser B: RM20,000 Total withdrawn amount: RM100,000
100% loan	Amount = 10% of house price or All savings in Account II *Whichever is lower but not less than RM500	House price: RM500,000 Loan amount: RM500,000 10% of house price: RM50,000 Maximum eligible amount: RM50,000 Savings in Account II: RM100,000 Allowed withdrawal amount: RM50,000
Cash purchase	Amount = House price + 10% of house price or All savings in Account II *Whichever is lower but not less than RM500	House price: RM500,000 Loan amount: nil 10% of house price: RM50,000 Maximum eligible amount: RM550,000 Savings in Account II: RM300,000 Allowed withdrawal amount: RM300,000

Required Document

Main Documents
·      KWSP 9C (AHL) Withdrawal Form ·      IC ·      Bank acount – to receive payment. Either bank passbook, savings account statement, account holders details printed via online, bank card
Supporting Documents
Purchase from developer	·      Sales and Purchase agreement which agreement date less than 3 years ·      Loan offer letter which dated less than 1 year ·      For cash buyer: developer confirmation letter that contains details of property ·      Proof of payment of more than 20% of house price or Certificate of Fitness (CF) or Certificate of Occupation (CO) ·      For join purchase: proof of relationship (eg: marriage certificate / birth certificate)
Purchase of land & construction of house (package)	·      Agreement letter for construction which is dated less than 3 years and Sales and Purchase Agreement of land which agreement date less than 6 months ·      Loan offer letter which is dated less than 1 year ·      Land title with seller’s/owner’s name ·      Concent letter if the land is leasehold ·      For cash buyer: developer’s confirmation letter than contains details of property ·      Proof of payment of more than 20% of property price or Certificate of Fitness (CF) or Certificate of Occupation (CO) ·      For join purchase: proof of relationship (eg: marriage certificate / birth certificate)
Subsales property (with title)	·      Sales and Purchase Agreement which agreement date less than 3 years ·      If the pruchase is from family member: Transfer of Ownership Form (Form KTN 14A / MOT) ·      Title with seller’s/owner’s name, concent letter from Land Office if is leasehold property or title with buyer’s name with MOT ·      Loan offer letter which is dated less than 1 year ·      For cash buyer: confirmation letter from lawyer’s office that handles the transaction ·      Proof of payment of more than 20% of property price ·      For join purchase: proof of relationship (eg: marriage certificate / birth certificate)
Subsales property (without title)	·      Sales and Purchase Agreement which agreement date less than 3 years ·      Concent letter from developer, Land Office (if it is leasehold), or Deed of Assignment (DOA) between seller and purchaser which is completed with stamp duty ·      Loan offer letter which is dated less than 1 year ·      For cash buyer: confirmation letter from lawyer’s office that handles the transaction ·      Proof of payment of more than 20% of property price ·      For join purchase: proof of relationship (eg: marriage certificate / birth certificate)
Auction property	·      Sales and Purchase Agreement or proclamation of sale from administrator / court which the agreement date less than 3 years ·      Loan offer letter which is dated less than 1 year; if more than 1 year, loan offer letter, Mortgage Form 16A, Deed of Assignment (DOA) or title in buyer’s name ·      For cash buyer: confirmation letter from lawyer’s office that handles the transaction ·      Proof of payment of more than 20% of property price ·      Transfer of ownership documents: Form KTN 16F (proclamation of sale from court) or Form KTN 16I (proclamation of sale from administrator) or title in buyer’s name or Deed of Assignment AND letter of confirmation from buyer’s/seller’s lawyer or any transfer of ownership form (Form KTN 14A/16F/16I/DOA)
Purchase of second property	·      Proof of documents for second house purchased subject to the withdrawal terms ·      Proof of sale or disposal of ownership of first house

Withdrawal EPF to reduce/redeem housing loan

Withdraw EPF to reduce or repay the balance of housing loan is similar as withdrawal EPF to purchase house, whereby applicants withdraw the savings from Account II. The main criteria for withdrawal EPF to reduce/redeem housing loan is, the applicant must be having housing loan with any financial institution, whereby:

• The institution is licensed under Banking and Financial Institution Act 1989 (BAFIA), Central/State Government or any other government agencies.
• Member's employers who has registered as EPF member.
• Cooperatives / companies with license which is approved by Malaysia Cooperative Commission, Ministry of Entrepreneur and Cooperative Development.
• Licensed insurance companies approved by Central Bank of Malaysia.
• Loan providers is allowed by EPF.

The applicants must have outstanding loan balance and the property must be charged as collateral for the housing loan. The application can be made once a year from the previous housing loan withdrawal.

Applicant is allowed to refinance the property as well whereby the considered loan balance refers to original housing loan balance with first loan financier or latest loan balance, which is lower. If loan involves more than one financier, the redemption letter will be compared against the latest balance to determine the amount eligible for this withdraw. Applicant is not eligible for withdrawal if original loan balance if fully settled.

Withdraw to redeem/reduce housing loan is subjected to the followings:

• Have never made any withdrawal to buy/build house before or
• Have made withdrawal to buy/build house, may only withdraw to reduce/redeem the loan balance for the same house only for individual/joint withdrawal/different house to assist spouse.

For withdrawal to assist spouse, spouse has to be:

• Purchased/built house with loan
• May be borrower/not borrower for housing loan
• Property has been charged as collateral for the housing loan
• Fully owned by spouse/jointly-owned by both applicant and spouse
• Provide proof of relationship (Nikah/marriage certificate/children's birth certificate)
• Withdraw to reduce/redeem housing loan of any house either for applicant him/herself/spouse subject to once a year withdrawal

Amount Eligibility

Individual loan / to assist spouse	Jointly withdrawal
·      Total housing loan balance or ·      All savings in Account II	·      Total housing loan balance or ·      All savings in Account II of each member subject to housing loan balance
Whichever lower but not less than RM500

Required Document

Main Documents

·      KWSP 9C (AHL) (DH) Withdrawal Form ·      IC/Passport ·      Housing loan balance statement according to format by EPF or from Malaysian Treasury (Date within 3 months) ·      For withdrawal more than once, all loan redemption letters from previous financiers ·      Proof of relationship (For assisting spouse case) *if loan statement is incomplete, provide Sales And Purchase Agreement, Mortgage Form and Title/Deed of Assignment *if refinancing more than once, required to produce all loan approval letters

Supporting Documents

·      Ownership of Transfer Form KTN 14A with new owner name ·      Deed of Assignment and letters from seller’s / buyer’s lawyer which confirms that the Notice of Assignment has been produced and received by the developer under Section 22D(2) Housing Developer Act (control and licensing) Amendment 2007 (for property transactions after 12 April 2007) ·      Deed of Assignment between applicant and new owner ·      Land title with new owner’s name and Sales and Purchase Agreement between applicant and new owner ·      RPGT Form 5 and Sales and Purchase Agreement between applicant and new owner (sale before 1 April 2007) ·      Confirmation of property sale by land adminstrator (KTN 16I) / confirmation of property sale by court (KTN 16F) ·      Confirmation property auction by bank ·      Transfer of ownership by court order to any party and divorce documents ·      Formal search from Land Office with new owner’s name and Sales and Purchase Agreement between applicant and new owner ·      Confirmation letter from Authorities for damaging on houses by natural disasters/abondoned housing project ·      Deed of Revocation / Deed of Rescission for purchase of first hosue / confirmation letter from developer/lawyer ·      Confirmation letter on house damaged by fire as a result of losing a house

Modes of Payment

• All withdrawal payments will be credited directly to applicant's or spouse's loan account
• banker's cheque to housing loan financier if loan financier has not provide the mode of payment or loan made with EPF panel bank in NPL status

Submission Via

1. EPF Counter
• bring along all related documents to be verified by EPF officer
• Verified photocopied documents can be accepted as well
2. Mail
• Ensure all related documents are verified by EPF officer, complete with signature, name, designation and official stamp
• Address to

THE EMPLOYEES PROVIDENT FUND

Locked Bag No. 220

Jalan Sultan

46720 Petaling Jaya

Selangor.