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Continue Reading ⋅ 30 January 2023
Most of you will be familiar with the name Fraser & Neave or F&N in Malaysia. With brands such as 100Plus, NutriSoy and Oishi Green tea under its belt, F&N is the largest soft drinks manufacturer and distributor in Malaysia. Other notable brands affiliated with F&N are household names such as Farmhouse, Magnolia, Sunkist and Cap Junjung milk. With its core business specializing in soft drinks, it is rare to witness a soft drinks giant venture into property development.
However, in an effort to diversify its business holdings, F&N branches out into real estate by forming its subsidiary F&N Properties Sdn. Bhd. The business unit was first formed to unlock the value of the piece of land at Jalan Foss, dubbed the Fraser Business Park. The land area houses the former F&N factory, which has since moved to Port Klang. As F&N’s CEO pointed out, F&N is unlike conventional property developers with a 500 people department unleashing developments across many areas. Instead F&N focuses only on one specific area which is the Fraser Business Park.
The 12.72 acre site in Section 13, Petaling Jaya will be house to an integrated residential and commercial development encompassing apartment blocks, a hotel, retail outlets and office lots with a total gross development value of RM1.6 billion, dubbed Fraser Square. The astounding project will be a joint-venture between Singapore’s Frasers Centrepoint Ltd. a wholly-owned subsidiary of Fraser and Neave Ltd (Singapore), and Fraser & Neave Holdings Bhd. The FCL Group has presence and achievements globally in countries such as Singapore, China, Australia, New Zealand, Thailand and United Kingdom.
Property Details
| Name | : Trilight Residences |
| Address | : Fraser Square, Section 13, Petaling Jaya |
| Developer | : Fraser & Neave (F&N) Properties |
| Estimated Launching Date | : Q3 2016 |
| Expected Completion Date | : 6 years after launching (indicative) |
| Type | : Serviced Apartment |
| Tenure | : Leasehold |
| Land Area | : 13 acres |
| Maintenance Fee | : RM0.30 – RM0.35 psf (indicative) |
| Listing Price | : From RM1,000 psf (indicative) |
Phase 1:
- 3 blocks of serviced apartments 32-storeys (900 units) above a 8-storey podium
Phase 2:
- 1 block of SOHO 30-storeys above a 6-storey podium (less than 500 sq. ft.)
- 1 block of corporate tower 23-storeys
- 1 block of office suites 19-storeys
- 1 block of hotel 16 storeys above a 4-storey podium
Facilities
- Swimming pool
- Sauna
- Pool Deck
- Wading Pool
- Gymnasium
- Foyer
- Reading room
- Multipurpose hall
- Games room
- Resident’s lounge
- Management office
- Children’s playground
- Jogging track
- Female / male prayers room
- Parking
- 24-hour guard patrolling
- CCTV monitoring
- 3-tier security access
Amenities Nearby
- Universiti Malaya
- Tun Syed Zahiruddin Residential College
- Glenmarie Golf & Country Club
- Jaya One
- Jaya 33
- Plaza 33
- Jaya Shopping Centre
- PJ Hilton Hotel
- Crystal Crown Hotel
- Armada Hotel
- Best Western Hotel
- Federal Highway
- Lebuhraya Damansara Puchong (LDP)
- North Klang Valley Expressway (NKVE)
- RapidKL Asia Jaya
- Columbia Asia Hospital
- Jump Street Trampoline Park
- Sin Chew Jit Poh
- Unique Seafood
- Assunta Hospital
- Centre Stage PJ
- Picadilly Restaurant
- SS2
- KDU University College
- Toyota Service Centre
Project Details
The illustrious project Trilight Residences undertaken by the joint-venture F&N Holdings Bhd and Singapore’s Frasers Centrepoint Ltd. sits right in the heart of Section 13, Petaling Jaya. Trilight Residences is part of a bigger development by the conglomerate titled Fraser Square.
Discussion started initially during 2011 on the possibility of an integrated F&N City being built on the centre of Petaling Jaya. The concept of a F&N city drew a lot of curious and hungry investors. The project went through some hiccups from the period of 2011 until 2016 today. It was on hold for a few years due to various reasons such as the demolishing of previous factories, obtaining of permit and economic conditions.
The Glad Tidings Church located close to Trilight Residences
In 2015, F&N released a statement that it will be launching the project at the end of year but later delayed it to 2016. According to CEO Lim Yew Hoe, he says the delay is due to weak market sentiment and they are taking some time to enhance its product offering.
One of the shoplots located in Section 13, nearby to the future Trilight Residences site
As at today April 2016, F&N officials have informed that the project is on a short hold due to the need to redesign and will be launched somewhere in Q3 2016. The project is expected to take a total of 6 years for completion from the date of launch.
A rather quiet road in Section 13, Petaling Jaya on a Sunday morning
Fraser Square (F&N City) is an integrated development which consists of residential, commercial and retail outlets all combined into one. As it is with all lands in Section 13 due to its industrial nature, it will be leasehold tenure carrying commercial title. Fraser Square consists of 2 phases. The 1st phase is made up of 3 blocks of serviced apartments each commanding 32 storeys housing 300 units above a 8 storey podium. Each individual block will accommodate 300 units making it a total of 900 units. This 1st phase is will be named Trilight Residences.
Trilight Residences is located within close vicinity to many amenities such as Jaya 33
The 2nd phase will be made up of a collection of office suites, corporate tower, SOHO units and a hotel. There will be one block of office suites which is 19 storeys high. In addition to that, there will also be 1 block of 23 storeys corporate tower. Phase 2 will see an introduction of SOHO units to its portfolio. The 1 block of SOHO stands at 30 storeys high above a 6 storey podium. Officials have revealed that the SOHO units will be less than 500 sq. ft. There will also be 1 block of 16 storeys hotel above a 4 storey podium.
There are many MNC companies located in Section 13, such as the Japanese giant electronics manufacturer Panasonic
For the reason that it has not been launched yet, we only managed to obtain indicative launch price and its maintenance fees. As F&N has marketed Trilight Residences to be an upscale development with furnished interiors, they are setting the indicative pricing at around RM1000 per sq. ft. This has been lowered down from the previous RM1200 per sq. ft. which forces F&N to rethink its pricing as the market response is not too welcoming. The average per sq. ft. in Petaling Jaya prime areas such as Section 13 is currently fetching around RM800++ for a reasonable condominium such as Pacific Star and Centre Stage.
Centre Stage PJ and Best Western Hotel PJ
The whole development will occupy a vast land area of 13 acres. The development boasts a staggering Gross Development Value (GDV) of RM1.7billion. Phase 2 of the development will add value to the residential component by having a retail mall. There will be businesses such as supermarket, IT and book shops, entertainment, groceries present to serve the needs of its residents. Also the inclusion of the SOHO units opens Fraser Square’s market to a niche group of small entrepreneurs who work from their homes.
One of the roads leading to Trilight Residences in Section 13, Petaling Jaya
Trilight Residences enjoys a number of facilities such as swimming pool, wading pool, sauna, pool deck and gymnasium. Other facilities included in the project are such as reading’s room, prayers room, jogging track, management office, foyer, multipurpose hall, games room, residents’ lounge and children’s playground. One of the most important facilities is the 24 hour guard patrolling and CCTV monitoring. The residence will also be equipped with a 3 tier security access system. This is essential for residents’ safety.
One of the kindergartens located close to Trilight Residences
Trilight Residences is surrounded by an extensive selection of amenities, which are all just a stone’s throw away. Jaya 33, Jaya One, Plaza 33 and Jaya Shopping Centre are all located within walking distance to Trilight Residences. In terms of education, the nation’s most well-known University Malaya is situated on the nearby Jalan Universiti. Residents also can enjoy peace of mind knowing that two of the best hospitals in Klang Valley are located near to Trilight Residences; Columbia Asia Hospital and Assunta Hospital.
The renowned gymnasium Celebrity Fitness is only a stone’s throw away from Trilight Residences in Jaya One
There are also a few of the most famous hotels within close vicinity such as the PJ Hilton Hotel, Crystal Crown Hotel, Armada Hotel and Best Western Hotel. In terms of food, residents have less to worry about as Petaling Jaya is truly a food paradise encompassing everything from Malay to Chinese, Western, Indian, fusion, and many more.
Location
Section 13, Petaling Jaya
Trilight Residences is located within Fraser Square which belongs to the district of Petaling Jaya, Section 13 in Selangor. The major township of Petaling Jaya was granted city status on 20th June 2006. The major city has a land area of approximately 97.2 square kilometres.
Section 13 initially started as an industrial enclave developed by the renowned developer Glomac. With several prominent developments under its belt such as Kelana Business Centre, Kelana Centre Point and Glomac Boulevard, one can be sure of the quality of its development.
Section 13 is made of many commercial businesses and automobile stores
Section 13 consists of a total of 78 individual industrial lots, with famous names such as Dutch Lady, Vitagen, F&N, Colgate-Palmolive, Nissan, and Sinchew Jit Poh carving its mark on the location. The initial idea of maintaining Section 13 as a pure industrial area has since shifted; with the recent development of several commercial projects, aiming to turn the area into a mixed-development area.
Sin Chew Daily located in the heart of Section 13, Petaling Jaya
Due to its strategic positioning and the bustling prime business elements, visionary developers realized that the potential of Section 13 can be stretched to maximize its prospects. Because of this reason, many developers started to build major projects in the area, slowing taking out the traditional notion of the industrial-driven Section 13. Jaya One, Jaya 33 and Plaza 33 are some of the major projects that have been developed over the years in Section 13. These developments consist of office towers as well as residential properties as well such as SOHO units and condominiums.
Plaza 33 houses a number of MNC companies such as AIA
Apart from the industrial area, Section 13 is also surrounded by a collection of residential neighbourhood. Due to this huge residential and commercial nature, Section 13 serves as a good employment opportunity ground for residents. It is also one of the reason contributing to the success and boom of Section 13 today.
Within close vicinity of Section 13 lies a few major hotels in the Klang Valley such as PJ Hilton hotel, Crystal Crown hotel and Armada Hotel.
Dutch Lady factory located in the heart of Section 13, Petaling Jaya
Being a major township in the Klang Valley, Section 13 is connected by a number of important routes. Residents are mainly in touch with the Lebuhraya Damansara Puchong (LDP) highway to get in and out of Section 13, Petaling Jaya.
Apart from that, Lebuhraya Persekutuan (Federal Highway) is another major highway which connects various touch-points to Section 13. The North Klang Valley Expressway (NKVE) and New Pantai Expressway (NPE) all serves as connecting points for travellers to commute to Section 13.
Another business located in Section 13, Petaling Jaya
In terms of public transport, residents have less to worry about as there are many bus and taxi stands along the roads leading to the enclave, while RapidKL Asia Jaya is about 1km away. Current LRT stations along Petaling Jaya all serves as connecting points to reach Section 13. The upcoming MRT project which is scheduled to be completed by July 2017 will be another mode of transportation which will ease Section 13’s traffic woes.
If you have ever been into Section 13, you will notice that the traffic situation is a distress for residents. Due to its narrow road and overflow of cars commuting in and out of the township, you will mostly encounter bumper-to-bumper situations in Section 13, especially during peak hours. Hopefully this problem can be tackled when MRT comes into play in 2017.
Electcoms is a radio solutions provider located in Section 13, Petaling Jaya
In terms of entertainment, Jaya One is a commercial development located in Section 13, Petaling Jaya. It is a one-stop hub for dining, entertainment, and retail experience. It was carefully designed as a commercial property to cater to those who sought a good address for their retail business, as well as food and beverage outlets.
Jaya One consists of residential, commercial and retail outlets
Jaya 33 is another development, which consists of integrated office and retail mall development sited in Section 13 in Petaling Jaya. This integrated commercial building consists of three blocks of 5-storey office space, 3-level car park below the office space and a 2-storey retail podium.
There are also an abundance of other important amenities within close vicinity of Section 13 such as medical facilities and educational institutions. Home to a variety of specialists and high-tech treatment, Columbia Asia Hospital is located just a stone’s throw away from Section 13, opposite Jaya One. The University Malaya Medical Centre (PPUM) is also located nearby.
The famous Columbia Asia Hospital located just beside Jaya One
As for educational institutions in the area, there is the foremost Research University (RU) in Malaysia, namely Universiti Malaya. It is located at Jalan Universiti, a major road in Petaling Jaya. The university has more than 27,000 students and 1,700 academic staff with 17 faculties and research centres, which covers the whole spectrum of learning from the Arts, Sciences and Humanities. Other institutions carry names such as Centre for Foundation Studies and International Islamic University Malaysia (IIUM).
Despark College located in the heart of Section 13, Petaling Jaya
Analysts have quoted that the area of Section 13 is deemed to be too valuable to remain an industrial enclave due to the limitations of spaces for commercial properties. As such, the property appreciation in Section 13 is looking towards an upwards favourable trend. The same can be said regarding its rental yield.
Analysis
Price Analysis
| Name | Tenure | Approximate Price (per Sq. Ft.) | Maintenance Fee(per Sq. Ft.) | Developer |
| Trilight Residences | Leasehold | RM1000 | RM0.30 – RM0.35 (indicative) | F&N Properties |
| Pacific Star | Leasehold | RM925 | RM0.33 | Jaks Island Circle |
| Centre Stage PJ | Leasehold | RM1100 | RM0.30 | Cherish Springs |
Summary
For comparison purposes, we have taken two other major developments also located in Section 13 Petaling Jaya. Both Pacific Star and Centre Stage are on par in terms of price per sq. ft. and development quality as both are elite projects catered for the upscale society in Petaling Jaya. Centre Stage consists of studio units as small as 301 sq. ft. and most purchasers buy it for investment purposes or to rent it out. At a hefty price tag of RM1100 per sq. ft. it might scare investors off. Pacific Star is a mixed development carrying a slightly lower price tag at RM925. For those who prefer a fully furnished unit without the need to crack your head for interior design, Trilight Residences might be the choice to go for as developers deliver it fully furnished. Also some might debate that purchasing decision sometimes lies in the reputation of a strong brand, in this case F&N.
