ts08f wan abd aziz musa et al 7383 ppt - international … · 2014. 7. 3. · assoc. professor dr....
TRANSCRIPT
Presented by:
Sr Ainoriza Mohd Aini
Vertical Living Phenomenon
in Malaysia
1
Studies of Urban & Regional Real Estate (SURE)Faculty of Built Environment
University of Malaya, Kuala Lumpur
XXV FIG Congress | 16-21 June 2014 | Kuala Lumpur
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
RESEARCHERS
� Assoc. Professor Dr. Wan Nor Azriyati Wan Abdul Aziz (Project Leader)
� Assoc. Professor Dr. Noor Rosly Haniff
� Dr Zairul Nisham Musa
� Ainoriza Mohd Aini
� Abd Ghani Sarip
� Zafirah Zyed
� Peter Aning Tedung
2
This project is fully funded by:
National Institute of Valuation (INSPEN),
Ministry of Finance Malaysia
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
PRESENTATION OUTLINE
i. Introduction
ii. Vertical living in Malaysia: The Malaysian Context
iii. Research Methodology
iv. Satisfaction level of vertical living residents
v. Conclusion
3XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
INTRODUCTION
� Urban growth in Malaysia, as in many other Asian countries, has been rapid in recent years.
� More than half of the population live in urban areas
� The rate of urbanisation in Malaysia is on the rise, from about 25% in 1960 to 65% in 2005 and is expected to surpass 70% by 2020.
� Today, 68% of all Malaysian (about 18 million) live in towns and cities, a relatively high level of urbanisation for a developing country.
4XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
VERTICAL LIVING IN MALAYSIA
� The construction of high rise development in Malaysia is obvious, especially for the limited prime land in the state such as in Kuala Lumpur, Selangor and Penang Island.
� Furthermore, the concept of high rise development has also proved attractive and popular to most of the urban dwellers.
� This can be seen in the increasing number of strata developments being planned and built in most major cities in Malaysia.
5XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
� The strata title properties in Malaysia are recognised as parcels of properties in a building to be subdivided into separate parcels.
� This concept of strata title ownership is patterned along the Australian New South Wales Conveyance (Strata Titles) Act 1961
� Control of ownership in Malaysia was first introduced through National Land Code 1965 .
� The act introduced is a new concept of strata titles or the sub-division of building into parcels.
� Ownership of such parcels are evidenced by the issuance of a subsidiary title.
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VERTICAL LIVING IN MALAYSIATHE REGULATION
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
VERTICAL LIVING IN MALAYSIA…THE REGULATION
� The provisions relating to the subdivision of building under the National Land Code 1965 were amended from time to time to enhance their effectiveness
� The Strata Titles Act 1985, which was introduced on 1 June 1985, has repealed and replaced the inadequacies of the provisions in the NLC
� However, the Strata Titles Act 1985 was also argued to be inadequate and is in need of further amendments.
7XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
VERTICAL LIVING IN MALAYSIA…THE REGULATION
� In 2007, the Building and Common Property (Maintenance and Management) Act, was implemented to overcome the problem of maintaining common areas in strata developments before the setting up of the management corporation.
� This act is also viewed as not sufficient to address the issues and problems in vertical living.
� The latest Strata Management Act 2013 has repealed the Building and Common Property (Maintenance and Management) Act 2007.
8XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
VERTICAL LIVING IN MALAYSIADUTIES OF VERTICAL LIVING OWNER
� Living in a residential vertical living is now becoming a lifestyle trend among the urban professional community in Malaysia.
� As opposed to landed property, in high-rise residential developments, residents must formed Management Corporation (MC) to regulate and manage all the common amenities and facilities as stipulated in the Strata Title Act, 1985.
9XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
VERTICAL LIVING IN MALAYSIATHE MANAGEMENT BODY
� The main objective of the Joint Management Body or Management Corporation is to maintain the common property or building to keep it in an acceptable standard or in good condition.
� The residents have to pay a fee for the facilities provided known as service charge.
10XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
THE FINDINGSCASE STUDY OF SHAH ALAM, SELANGOR, MALAYSIA
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Respondents are owners & tenants of low & medium cost condominiums and apartments in SHAH ALAM, MALAYSIA
Selected based on random sampling
20%
80%
0
10
20
30
40
50
60
70
80
90
Low-cost Medium-cost
N=150
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
Age
Female 53.0%
Male : 47.0%
Married : 60.0%
Single : 39.0%
Widowed/ Divorced :
1.0%0
10
20
30
40
50
60
70
80
90
10
0
Percent %
Gender
Marital Status
Ethnicity
Year 31 – 40 : 21.2%
Year 51 – 60 : 9.9%
Year 41 – 50 : 22.5%
Year 21 – 30 : 38.4%
Year 60 above : 2.6%Year 18 - 20: 5.5%
Malay : 88.1%
Chinese : 6.0%Indian : 4.6%Bumiputra Sabah/ Sarawak : 1.3%
12
Part A | Profile of Respondents
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
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Income Level
Diploma/Degree : 54.3%
Private : 63.9%
Retired : 3.0%
Student : 0.3%0
10
20
30
40
50
60
70
80
90
100
Percent %
EducationWorking Sector
Occupancy
Home
Owner : 58.0%
Tenant : 42.0%
Masters : 5.3%UPSR : 4.6%
PMR/SPM/STPM : 35.7%
RM10000 above : 7.9%
RM3000-RM5000 : 25.2%
RM5001 – RM10000 : 21.1%
Below RM3000 : 44.4%
Self – employed : 16.1%
Housewife : 9.8%
Unemployed : 1.0%
Government : 5.9%
Part A | Profile of Respondents
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
Low
-co
st
Service charge per month (RM)
Mean 54.77
Median 55.00
Minimum 50
Maximum 55
Me
diu
m-c
ost
Mean 145.82
Median 130.00
Minimum 50.00
Maximum 500.00
14
85%
15%
Who pays for the service charge?
Owner
Tenant
Part B| Service Charges
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
15
9,52
42,86
9,52
33,33
4,76
0
10
20
30
40
50
60
70
80
90
Owner Tenant
Percent %
Opinion on amount of service charge paid (low-cost, n=21)
Very High
High
Reasonable
4,23
5,63
1,41
59,15
9,86
12,68
14,29
2,82
0
10
20
30
40
50
60
70
80
90
Owner TenantPercent %
Opinion on amount of service charge paid (medium-cost, n=71)
Very High
High
Reasonable
Low
Very Low
Part B| Service Charges
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
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Part B| Service Charge
95,5
78,4
9,5
4,5
6,8
5,4
0
20
40
60
80
100
120
Low-cost (n=22) Medium-cost (n=74)
Percent %
Frequency of paying service charge
Others
Once in a 6 months
Once in a 3 months
Every month
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
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Part C| Understanding on Acts and Procedures
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
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FACILITIES PROVIDED (LOW COST)
3,84
2,48
3,193,33 2,9
3,14
1,9 1,95
3,67
2,442,56
3,11
1,75
2,89
1,67
2
0
0,5
1
1,5
2
2,5
3
3,5
4
4,5
5
Surau Playground Kindergarden Mini Market Public Hall Laundry Car Park Motorcycle Park
Owner
Tenant
Part D| Respondents’ Perception
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
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FACILITIES PROVIDED (MEDIUM COST)
3,74
3,18 3,143,39
3,65
3,423,21 3,14
3,213,55
3,09 3,143,42
3,8
3,25 3,19 3,02 2,95
0
0,5
1
1,5
2
2,5
3
3,5
4
4,5
5
Mean
Owner Tenant
Part D| Respondents’ Perception
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
20
CLEANLINESS SERVICES (LOW COST)
2,48
2
2,67
2,1
2,57
2,62
2,43
2,62
1,86
2,56
2
2,11
2
2,33
2,22
2,67
2,67
1,78
0 1 2 3 4
Corridor
Lift
Road
Stairs
Lobby
Parking
Drainage
Landscape
Bin House
Mean Tenant
Owner
Part D| Respondents’ Perception
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
21
CLEANLINESS SERVICES (MEDIUM COST)
3,33
3,2
3,44
3,24
3,48
3,29
3,55
3,32
3,6
3,36
3,53
3,29
3,49
3,35
3,4
3,16
3,31
3,22
3,84
3,29
0 1 2 3 4 5
Corridor
Lift
Road
Stairs
Lobby
Parking
Drainage
Landscape
Swimming Pool
Guard House
Mean Tenant
Owner
Part D| Respondents’ Perception
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
22
BUILDING MAINTENANCE (LOW COST)
2,572,43
2,62 2,57
2,9
2,622,76
2,33 2,332,57
2,863
2 2
2,33 2,22
2,67 2,562,44 2,33 2,22
2,78 2,67 2,67
0
0,5
1
1,5
2
2,5
3
3,5
4
4,5
Mean
Owner
Tenant
Part D| Respondents’ Perception
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
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BUILDING MAINTENANCE (MEDIUM COST)
Part D| Respondents’ Perception
3,23,42 3,48 3,3
3,47 3,553,29 3,35 3,34 3,18
3,61
3,09 3,17
3,113,42 3,44 3,47 3,53 3,35 3,37 3,33 3,31
3,13
3,84
3,27 3,38
0
0,5
1
1,5
2
2,5
3
3,5
4
4,5
5
Mean Owner
Tenant
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
CONCLUSION
� Satisfied with the way the current JBM or MC manage the high rise residential building
� Gain more benefits than cost from vertical living
� However, the existing acts are too difficult to comprehend and to abide.
24XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
25
Studies of Urban and Regional
Real Estate (SURE),Faculty of Built Environment,
University of Malaya,
50603 Kuala Lumpur, Malaysia
Contact: [email protected]
THANK YOU
XXV FIG Congress | 16-21 June 2014 | Kuala Lumpur
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
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EXTRAS
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
27
FACILITIES PROVIDED (LOW COST)
Part D| Respondents’ Perception
Facilities
Respondents' Satisfaction
Mean
(M)
Most
Dissatisfied
(%)
Dissatisfied
(%)
Neutral
(%)
Satisfied
(%)
Very Satisfied
(%)
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Musolla 0.0 0.0 1.1 7.4 28.9 35.2 58.9 51.9 11.1 5.6 3.8 3.56
Playground 0.0 0.0 6.0 5.4 39.0 48.2 27.0 26.8 28.0 19.6 2.77 2.61
Kindergarten 3.1 7.4 11.5 9.3 37.5 44.4 45.8 38.9 2.1 0.0 3.32 3.15
Shop 1.0 3.6 11.5 10.7 39.4 48.2 44.2 37.5 3.8 0.0 3.38 3.2
Multipurpose
Hall3.8 9.1 6.7 14.5 31.7 40.0 54.8 36.4 2.9 0.0 3.46 3.04
Laundry 1.2 8.0 6.2 10.0 48.1 38.0 42.0 44.0 2.5 0.0 3.38 3.18
Car Park 11.1 19.0 50.4 52.4 17.9 12.7 18.8 15.9 1.7 0.0 2.5 2.25
Motorcycle
Parking8.5 19.0 41.0 42.9 25.6 17.5 23.1 20.6 1.7 0.0 2.68 2.4
: Owner : Tenant
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
28
FACILITIES PROVIDED (MEDIUM COST)
Part D| Respondents’ Perception
Facilities
Respondents' Satisfaction
Mean
(M)
Most
Dissatisfied
(%)
Dissatisfied
(%)
Neutral
(%)
Satisfied
(%)
Very Satisfied
(%)
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Musolla 0.9 3.3 7.0 7.3 24.9 27.3 55.0 53.3 12.2 8.7 3.71 3.57
Playground 6.5 5.0 14.9 17.1 26.8 30.7 46.8 41.7 5.1 5.5 3.29 3.26
Kindergarten 3.2 3.7 9.2 13.9 33.0 34.3 47.7 38.9 6.9 9.3 3.46 3.36
Shop 0.9 4.0 11.7 13.6 32.3 29.4 46.8 45.8 8.2 7.3 3.5 3.39
Swimming
Pool1.2 3.1 11.0 7.6 23.9 30.5 56.5 51.1 7.5 7.6 3.58 3.53
Multipurpose
Hall2.5 3.0 8.8 6.7 31.3 47.0 51.1 37.8 6.3 5.5 3.5 3.36
Laundry 2.8 3.3 9.7 10 35.9 35.0 47.0 43.3 4.6 8.3 3.41 3.43
Car Park 3.7 6.1 13.3 16.9 22.9 24.9 54.3 45.1 5.9 7.0 3.45 3.3
Motorcycle
Parking4.8 6.1 11.2 15.0 29.0 27.2 48.7 44.6 6.4 7.0 3.41 3.31
: Owner : Tenant
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
29
CLEANLINESS SERVICES (LOW COST)
Part D| Respondents’ Perception
Facilities
Respondents' Satisfaction
Mean
(M)
Most
Dissatisfied
(%)
Dissatisfied
(%)
Neutral
(%)Satisfied (%)
Very
Satisfied
(%)
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Corridor 7.7 11.1 19.7 23.8 23.9 30.2 47.0 34.9 1.7 0.0 3.15 2.89
Lift 14.5 14.3 24.8 31.7 23.9 23.8 35.9 30.2 0.9 0.0 2.84 2.7
Road 4.3 11.1 21.4 28.6 32.5 34.9 40.2 25.4 1.7 0.0 3.14 2.75
Stairs 10.3 11.1 22.2 41.3 36.8 31.7 29.1 15.9 1.7 0.0 2.9 2.52
Lobby 4.3 9.5 23.9 23.8 40.2 44.4 31.6 22.2 0.0 0.0 2.99 2.79
Car Park 9.4 20.6 23.1 25.4 30.8 31.7 36.8 22.2 0.0 0.0 2.95 2.56
Drainage 7.7 19.0 26.5 25.3 40.2 38.1 25.6 17.5 0.0 0.0 2.84 2.54
Landscape 10.3 20.6 21.4 23.8 48.7 36.5 19.7 19.0 0.0 0.0 2.78 2.54
Bin House 9.4 15.9 44.4 39.7 26.5 25.4 19.7 19.0 0.0 0.0 2.56 2.48
: Owner : Tenant
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014
SURE, UNIVERSITY OF MALAYA
30
CLEANLINESS SERVICES (MEDIUM COST)
Part D| Respondents’ Perception
Facilities
Respondents' Satisfaction
Mean
(M)
Most
Dissatisfied
(%)
Dissatisfied
(%)
Neutral
(%)
Satisfied
(%)
Very Satisfied
(%)
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Ow
ner
Ten
ant
Corridor 3.8 3.8 11.8 10.8 22.0 22.2 56.0 53.8 6.4 9.4 3.5 3.54
Lift 6.7 6.1 11 15 28.1 22.5 48.4 48.4 5.9 8.0 3.36 3.37
Road 2.2 2.8 7.3 11.8 28.6 25.5 55.5 51.4 6.5 8.5 3.57 3.51
Stairs 5.9 5.2 12.3 13.6 26.3 26.3 49.3 46.9 6.2 8.0 3.38 3.39
Lobby 2.7 3.8 9.9 11.8 23.4 27.4 53.5 48.1 10.5 9.0 3.59 3.47
Car Park 2.4 5.2 10.8 11.7 23.1 29.1 53.8 45.1 9.9 8.9 3.58 3.41
Drainage 4.8 4.2 8.6 12.2 22.6 27.7 56.7 47.9 7.3 8.0 3.53 3.43
Landscape 5.6 3.8 9.7 13.1 26.1 34.7 47.8 40.4 10.8 8.0 3.48 3.36
Swimming
Pool 2.8 4.6 6.3 7.7 25.0 22.3 58.7 58.5 7.1 6.9 3.61 3.55
Guard
House 1.7 1.5 8.7 13.4 28.9 26.4 50.6 50.2 10.1 8.5 3.59 3.51
Bin House 4.0 4.7 10.7 13.6 29.2 29.6 48.8 44.6 7.2 7.5 3.45 3.37
: Owner : Tenant
XXV INTERNATIONAL FEDERATION OF SURVEYORS CONGRESS, KUALA LUMPUR, MALAYSIA, 16 – 21 JUNE 2014