*Link: https://www.simedarbyproperty.com/bandar-bukit-raja
For privacy and security, they only mention...
"Enclave layout with single entrance and exit" ... or
"Single entry & exit point" and ...
"Safety is accentuated through the utilisation of security systems like auxiliary police patrols and home security alarm system" ... or
"Equipped with alarm system for peace of mind".
No mention of a Gated Community scheme or a Guarded Neighbourhood whatsoever anywhere in their marketing campaigns for properties in Bandar Bukit Raja.
Sime Darby Property did not state that these are gated or guarded communities ... but instead they only emphasized on having home alarm system, auxiliary police patrol vehicles and police officers on top of a single entry & exit point. All these, together with a perimeter fencing will provide adequate privacy and security without a "GnG" scheme.
By the way, Sime Darby Property have been generous enough to provide additional perimeter fencing for added privacy and security. That's all, ... and it is not meant for the RA to take advantage of this and implement illegal gated housing scheme later on!
By the way, Sime Darby Property have been generous enough to provide additional perimeter fencing for added privacy and security. That's all, ... and it is not meant for the RA to take advantage of this and implement illegal gated housing scheme later on!
Fyi, Sime Darby Property do not hire private security guards to patrol the neighbourhood. So you see, it's not Sime Darby that have started these "GnG" but actually the unscrupulous RAs (Residence Associations) with their own agendas that have started these illegal schemes and scams.)
Warning: To all home owners of Sime Darby Property in BBR, please do not sign any consent letters to your RA for implementing any type of illegal "GnG" housing scheme. Do not be coerced by them.
* More examples below:
Why are the RAs being allowed to coerce the residents into signing up their illegal scheme? Why are they allowed to create obstructions and inconveniences to the residents? Who gives them the authority to implement card access system? Why most of them have implemented proximity card access (automatic card access) when it is clearly prohibited by the local council?
The authorities must take action to help the silent majority here. We urge the authorities to assist us the residents in putting a stop to this menace and to come up with a ultimatum or a comprehensive solution to this long-overdue problem.
For those residents who want a legal /certified GnG residence, they can move to nearby Eco Ardence or Eco Park. They will feel more at home there!
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As for Sime Darby Property's launching of Elmina Green One - double-storey link homes in Elmina City, their marketing strategy on security emphasizes on "Security Redefined" ... consisting of
- "Township Security" through dedicated auxiliary police patrol vehicles and police officers;
- "Home Security" boosted by Built-In Solid Security Grilles and Home Alarm System;
- and all the above at "Zero Maintenance Fee" !!
*Link: https://www.simedarbyproperty.com/elmina-green/
Sime Darby Property did not say these are gated or guarded communities ... but instead they only emphasized on their home alarm system, built-in solid security grilles, auxiliary police patrol vehicles and police officers on top of a single entry & exit point. All these, together with a perimeter fencing will provide adequate privacy and security without a "GnG" scheme.
Fyi, they do not hire private security guards services. So you see it's not Sime Darby that have started these schemes. It's actually the unscrupulous RAs (Residence Associations) with their own agendas that have started these illegal schemes and scams.
*(The guardhouse that Sime Darby Property usually provide is actually meant for their auxiliary police patrols and the police officers. Eventually, the Rukun Tetangga (RT) can also make use of the facility should the residents decide to form later on. No illegal or sub-standard guardhouse will be allowed in the future to safeguard the development's image).
To clear the air, Sime Darby Property is emphasizing on "Zero Maintenance Fee" ... to any potential buyers/ residents again. If you were to read in between the lines, what they are saying is "why would you want to pay monthly maintenance fee when it is not a certified "GnG"?
*(Sime Darby Property is getting sick and tired of unscrupulous RAs taking advantage of the situation by converting all the residences into illegal gated and guarded housing schemes, forcing the residents to pay monthly maintenance fees, and creating all kinds of problems in the neighbourhood.)
In fact all double storey link houses under individual titles (by Sime Darby Property in Bandar Bukit Raja) are not legal "GnG" communities. (Currently, all "GnG" residences in Bandar Bukit Raja are operated by unscrupulous RAs who want to profit from operating illegal gated housing schemes and scams.)
Only unscrupulous RAs will manipulate the facts and tell you that the neighbourhood needs a "GnG" scheme for "better security" as they want to profit from it. Normally a small group of people with personal agendas will try to form an RA and then try to convince /coerce the unsuspecting residents into signing up their scheme /scam.
But actually, if they are sincere in wanting to promote better security and harmony, they can also do so by starting a "Rukun Tetangga" (RT) which is free of charge and is recognized by the government (Kementerian Perpaduan Negara) ... and not an RA. Please do not mislead the residents!
Residents pay next to nothing for participating in Rukun Tetangga but residents are charged between RM80 - RM100 per month by the RA for implementing and operating illegal GnG scheme to unsuspecting residents. The monthly security guard fees ("protection money") can add up in the long term. Nobody should have to pay unnecessarily to RA ... after all, it's your own house right? You are already paying the bank loan/ mortgages and taxes.
It is understandable as people do not want to pay monthly fees for the rest of their lives living in their own home. Why should they? Now everybody wants to simplify their lifestyle and be able to lower the cost of living especially the retirees and old folks. People do get wiser as time goes by and nobody likes to be taken advantage of.
Warning: To all new home owners of Sime Darby Property, please do not sign any consent letters to your RA for implementing any illegal "GnG" housing schemes. Do not get scammed.
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*Advice for any home buyers/ investors out there ...
The market value of "GnG" properties (under RM 1 mil) have come down a lot due to cautious and poor demand. Buyers, investors and home makers now realize that there are more downside to it and huge number of GnG properties around Selangor have been known to stay unsold for many many years despite the lower than market value prices. *(Only certified & exclusive GnG properties priced RM 1.5 mil and above i.e. with clubhouse/ golf course have maintained their market values.)
What people look for in a house has changed - the popularity of GnG (below RM1 mil) is a thing of the past ...gone are the days of GnG. The value of such "GnG" properties have gone down a lot whilst those that are not under GnG have maintained their prices if not a slight increase in market value.
It is a lot harder to sell any "GnG" properties nowadays. Fyi, all gated housing developers factor in the maintenance fees on top of their house selling prices. These landed GnG developers make more revenue/profit from the maintenance fees than from the sale of their properties in the medium to long term. In this way, it can continue to generate monthly revenues for them even after the projects have ended. It's a sure-winner strategy for the developers and no wonder they are the ones creating all the hype. So, don't be fooled.
Fyi, there are so many unsold GnG properties in the market currently and even though the promotional selling prices are very attractive, there are still no takers (house cheap but maintenance fee expensive - no wonder "tak laku").
Unfriendly gated housing schemes deter away any potential buyers from taking a look at the properties. Normally, house-hunters would want to be able to take a drive around residential areas that they are interested in to check out the houses there. But what people don't get to see, people won't be interested in. This means lost sale opportunities. Ask any professional sales person, he will tell you so! So they are a lot harder to sell. *(Why agents bother to put up "House For Sale" banners/ posters at the properties when outsiders are not allowed in, in the first place).
It is not in your best interest to invest in such gated or guarded housing properties. If you see one, walk away. No wonder Sime Darby Property nowadays never mentioned anything in their marketing campaign (flyers and brochures) about their development being "GnG". Because they are not and they know better!
No wonder Sime Darby Property's latest marketing strategy for Elmina City is "ZERO maintenance fee" - they do not hire private security guards; their houses now come with built-in solid grilles, home alarm system and they get the police to patrol the neighbourhood.
(Do not purchase any old gated or guarded housing properties or sub-sale units from agents before taking a look at some very attractive new "non-GnG" homes from Sime Darby Property in BBR Klang.)
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*It would be wiser to purchase any of these super attractive, quality non-GnG properties from Sime Darby Property in Bandar Bukit Raja, Klang anytime.
For privacy and security ... Sime Darby Property emphasizes on "Single entry & exit point" and "the utilisation of security systems like auxiliary police patrols and home alarm system for peace of mind".
[It's good enough ... no need to have problematic and illegal "GnG" schemes].
Get FREE legal fees, stamp duty and rebates when you purchase new units from Sime Darby Property - Bandar Bukit Raja. *(You don't get any of these freebies if you choose to purchase any sub-sale units or old properties from any real-estate agents. You can save up to tens of thousands of dollars when purchasing a new unit from Sime Darby Property)!
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BBR Is Not Suitable If You Are Looking For A Gated Community
Fyi... the entire BBR is not a strata-titled gated community development. For those residents who feel insecure without having a gated community (GC) scheme in their neighbourhood, it is better that they move to a Strata-titled and legal "Gated & Guarded" (GnG) residence like "Eco Ardence" or "Eco Park".
There are many certified Gated Communities out there, but certainly not those double-storey link houses developed by Sime Darby Property in Bandar Bukit Raja. Perhaps they would feel "safer and secure" in such "Strata title" properties which are also gazetted as Gated Community (GC) by the Local Authorities /Council.
Please do not try to implement a Gated Community (GC) scheme in a non GC neighbourhood here.
Please do not try to apply from the Land Office to change our current land title from "Individual" title to "Strata". Because this will mean that all maintenance works (such as rubbish collections, drains, maintenance of roads, landscape, streetlights, etc) will no longer be handled by the local council.
Please do not consent or try to form a Residents' Association (RA) to implement a Gated Community (GC) scheme in a non-gazetted GC neighbourhood here.
Please do not implement illegal automated card access system which is prohibited by all local councils in Selangor (unless you have 100% consent from the residents).
Please do not set up any illegal barriers to block any public roads or access to any public parks or children's playground.
Please do not consent or condone to such illegal schemes. You cannot implement a GC scheme legally in a Non-Strata titled neighbourhood.
Please do not leave the security of our neighbourhood to "private security guards" hired by the RA. Please do not erect any guard house without proper consent and permission from the local authorities.
We rather trust our local police (PDRM) than the "security services" hired and implemented by the RA. The security and safety of our neighbourhood lies beyond the capability of any RA.
And for those residents who think that non-paying residents are like "parasites", then those who consented to these illegal schemes in the first place, are like "the biggest tumour any cancer has ever seen".
Even though stringent guidelines have been published by the relevant authorities, residents have been bullied or taken advantage of by some unscrupulous residents associations (RAs), some believed to be linked to syndicates. Providing "security services" seems to be very lucrative and easy money for these gangs.
This looks like a classic case of unscrupulous people trying to take advantage of the situation or trying to profit from people's lack of information/knowledge.
Residents were being told to set up their own RA to implement Gated Community or Guarded Neighbourhood (GN) scheme even before checking with the local district police OCPD (PDRM) on whether their residence sits on an identified "high crime zone" or not.
The implementation of such schemes have been highly questionable including the laws and legality of it, guidelines, getting the consent and approval from the authorities, the monthly fees, the hiring of qualified licensed guards, using card access system which is prohibited, and the barring of non-paying residents from entering (harassing, bullying and coercing the non-paying residents into paying).
So you see, we are not the problem here. It is just that you might have a problem moving to or living in a Non Gated Community (GC) neighbourhood now.
And then, through your RA, you are trying to apply from the Local Authorities to convert our non GC neighbourhood to a GC scheme neighbourhood. Now this is the problem!
Please do not try to implement a Gated Community (GC) scheme in a non GC neighbourhood here.
Please do not try to apply from the Land Office to change our current land title from "Individual" title to "Strata". Because this will mean that all maintenance works (such as rubbish collections, drains, maintenance of roads, landscape, streetlights, etc) will no longer be handled by the local council.
Please do not consent or try to form a Residents' Association (RA) to implement a Gated Community (GC) scheme in a non-gazetted GC neighbourhood here.
Please do not implement illegal automated card access system which is prohibited by all local councils in Selangor (unless you have 100% consent from the residents).
Please do not set up any illegal barriers to block any public roads or access to any public parks or children's playground.
Please do not consent or condone to such illegal schemes. You cannot implement a GC scheme legally in a Non-Strata titled neighbourhood.
Please do not leave the security of our neighbourhood to "private security guards" hired by the RA. Please do not erect any guard house without proper consent and permission from the local authorities.
We rather trust our local police (PDRM) than the "security services" hired and implemented by the RA. The security and safety of our neighbourhood lies beyond the capability of any RA.
And for those residents who think that non-paying residents are like "parasites", then those who consented to these illegal schemes in the first place, are like "the biggest tumour any cancer has ever seen".
Even though stringent guidelines have been published by the relevant authorities, residents have been bullied or taken advantage of by some unscrupulous residents associations (RAs), some believed to be linked to syndicates. Providing "security services" seems to be very lucrative and easy money for these gangs.
This looks like a classic case of unscrupulous people trying to take advantage of the situation or trying to profit from people's lack of information/knowledge.
Residents were being told to set up their own RA to implement Gated Community or Guarded Neighbourhood (GN) scheme even before checking with the local district police OCPD (PDRM) on whether their residence sits on an identified "high crime zone" or not.
The implementation of such schemes have been highly questionable including the laws and legality of it, guidelines, getting the consent and approval from the authorities, the monthly fees, the hiring of qualified licensed guards, using card access system which is prohibited, and the barring of non-paying residents from entering (harassing, bullying and coercing the non-paying residents into paying).
So you see, we are not the problem here. It is just that you might have a problem moving to or living in a Non Gated Community (GC) neighbourhood now.
And then, through your RA, you are trying to apply from the Local Authorities to convert our non GC neighbourhood to a GC scheme neighbourhood. Now this is the problem!
