Paradigm Residence

Besides retail outlets that offer the epitome of shopping and culinary experiences, Paradigm Mall is uniquely characterised by the 20,000 sq. ft. ice skating rink, a state-of-the-art 16-screen cinema and indoor rock climbing facilities.

This newly added social space in the older suburb of Johor Bahru has brought about positive transformation and has added great value to the otherwise quiet neighbourhood. Being part of a successful mixed-use integrated development gives Paradigm Residence great leverage over the other residential projects in the vicinity. Sitting atop one of Johor’s largest and most popular shopping malls and the upcoming upmarket Hyatt hotel elevates the ownership desirability for Paradigm Residence.

Paradigm Residence is for the new generation of home buyers who seek the Hip Chic quality and fashionable lifestyle. It is the allure of convenience in a singular locality, the ‘Live, Work, Play’ integrated concept, that differentiates Paradigm Residence from the other development projects in the vicinity. Presently, integrated developments are not common in the southern part of the peninsula; hence there is the minimal supply of this category of residential properties in Johor.

Paradigm Residence offers 4 layouts, from the smallest studio units measuring 530 sq. ft. to the largest family-size three-bedroom suites of 1,123 sq ft. Each unit is partly furnished with built-in kitchen cabinets, hood and hob, water heater for all bathrooms and air-conditioners.

The project was priced between RM665 – RM693 psf at launch and the units are selling within an affordable price range from RM318,000 to RM843,000. With the lowering of foreign property ownership threshold to RM500,000, the medium-sized units priced above this limit are accessible to foreigners buyers.

In 2020, a year after the launch of Paradigm Residences, it was awarded the Best Condo/Apartment Development (Southern) (Malaysia) by PropertyGuru Asia Property Awards. WCT is an established infrastructure and property development company with a successful portfolio of township developments, namely Bandar Bukit Tinggi Bandar Parklands in Klang.

Paradigm Residence’s Location

Paradigm Residence is located in an older, sparsely developed suburb of Tampoi, at the fringe of the Johor Bahru district that is tucked in between Skudai, one of the busiest shopping areas and Danga Bay. Perched atop the roof of the newly built 1.3 million sq ft lifestyle Paradigm Mall and adjacent to the luxurious 200-room Hyatt Place Johor Bahru is what gives Paradigm Residence its key unique selling point.

Paradigm Mall helms the regeneration of the area which has for decades been home to nostalgically old-fashioned ‘hometown’ setting of rows of two-storey shop lots and clusters of older red roof-tiled terrace houses.

These older suburbs beget the old-charm feel of the pre-high-rise days of the ‘Taman’ neighbourhoods. The neighbourhoods around Paradigm Residence are well-organised, old but not dilapidated. Tampoi is a low-density suburb with neatly organised housing estates and there are also several areas with light industrial activities. The Paradigm mixed-integrated development is the main catalyst in actuating the gentrification of this quaint suburb.

There is no shortage in the availability of daily essential amenities closeby. Within the Paradigm development, residents can directly access the adjacent 1.3 million sq. ft. Paradigm Mall via a private entrance at the residence’s lobby. Paradigm Mall is tenanted by popular brand retail brands such as Village Grocer, Uniqlo and H&M. Besides shopping, Paradigm Mall also has a large cinema and a variety of indoor activity-centric facilities such as ice-skating rink, skateboard park and rock climbing wall for fun and entertainment.

In the vicinity of Paradigm Residence, established in the neighbourhood commercial areas, there is an abundance of older business establishments serving the needs of the decades-old local community. There is also no shortage of eateries, medicine halls, mechanic shops and even famous food stalls by the sidewalks which draw long queues of patrons from all parts of Johor Bahru.

Bordering the Paradigm Residence neighbourhood is Skudai, a popular suburb of Iskandar Puteri. It is one of the busiest shopping districts in the state of Johor. There are malls, shopping centres and hypermarkets to cater to all ranges and price points of daily essential goods and services.

Further down the Skudai highway is the well-known Johor Premium Outlets (JPO), a dedicated branded goods mall. JPO occupies 18.2 hectares (ha) of land and has a gross built-up area of 379,000 sq. ft., and net lettable area (NLA) of 313,000 sq ft. The outlet houses 150 designer-brand outlets which attracts 4.5 million customers annually.

The Tampoi area, where Paradigm Residence is premised, is within Iskandar Malaysia Development Corridor, an ambitious 547,669 acres designated as a special economic zone that was launched in 2006 under the 9th Malaysia Plan. The multi-billion ringgit project is to be developed into an integrated self-contained and sustainable world-class metropolis over 40 years.

At the end of June in 2020, within a span of 13 years, the project has attracted a substantial cumulative committed investment of RM332.11 billion, of which 56 per cent or RM194.28 billion was the total cumulative realised investment. In total, the Malaysian government has spent RM 10.67 billion on building the basic infrastructure to ensure seamless connectivity between all its signature development zones.

In the upcoming infrastructure growth phase, the regional connectivity will be further enhanced with the revival of the KL-Singapore High-Speed Rail (HSR) and Johor-Singapore Rapid Transit System (RTS). In anticipation of the improved connectivity with neighbouring Singapore, both local and foreign investors are relooking into the potential of the Johor property market.

Connectivity

Malaysia-Singapore connection

At present, there are two land-ports of entry in Johor that directly connect Malaysia and Singapore. The Johor–Singapore Causeway is a 1,056-metre causeway that links Johor Bahru to the Woodlands district in Singapore. It serves as a road and KTM rail link. The Malaysia-Singapore Second Link is a 1.9-kilometre bridge that connects Tanjung Kupang in Gelang Patah located in southwest Johor to Tuas in the northwest of Singapore. Paradigm Residence is located in between the two crossings into Singapore, 13km away from the Bukit Chagar CIQ complex in Johor Bahru and 22km from the Sultan Abu Bakar CIQ complex at the Second-Link Crossing in Gelang Patah.

Johor Bahru City Centre & Johor Causeway To Singapore – 13km
Sultan Abu Bakar CIQ complex at the Second-Link Crossing in Gelang Patah – 22km
Tuas Checkpoint, Singapore – 33km
Kuala Lumpur–Singapore HSR station at the Gerbang Nusajaya – 18km
Bukit Chagar RTS Station – 13km

Road Connectivity

Paradigm Residence is strategically located along the Skudai Highway, which is part of the North-South Expressway. The 29km expressway, also known as the Senai Highway, conjoins Senai in the Kulai District to Johor Bahru City. The Skudai Highway provides Paradigm Residence with direct access to the city centre and Johor Bahru CIQ (about 13km); the North-South Expressway (about 14km); the Senai Airport (about 17km); and the 2nd Link CIQ (about 22km).

The Skudai Highway is also linked-up to the Iskandar Coastal Highway, made up of the Johor Bahru West Coast Parkway and the New Coastal Highway, which is the trunk access to the other Iskandar Malaysia’s development zones such as Iskandar Puteri, Danga Bay, Taman Perling, Kota Iskandar and Puteri Harbour.

Iskandar Malaysia Bus Rapid Transit (BRT) Johor
The upcoming RM2.56 billion Iskandar Malaysia Bus Rapid Transit (IMBRT) network which is expected to be completed in 2022 will cover 90% of Iskandar Malaysia’s population.

The IMBRT, essentially a form of high-capacity buses that plies dedicated bus lanes, is built to connect the prioritised areas within Iskandar Malaysia and to alleviate current and future inner-city traffic congestion. According to the planned routes, Paradigm Residence residents can access the system at the closeby Taman Bukit Mewah station.

The extensive network is divided into 3 trunks, 26 direct and 42 feeder routes. The high-capacity buses with dedicated bus lanes will connect Johor Bahru to industries and residential areas in Tebrau, universities and small and medium-sized enterprises in Skudai and the signature zones of Iskandar Puteri.

There will be over 750 buses servicing the IMBRT routes with 39 planned stations along the 51km-long trunk lines which will include stops at high traffic areas of Larkin, Bukit Chagar near the Causeway and Medini near the Tuas Second Link. Residents will be directly connected to the upcoming Malaysia-Singapore RTS at the Johor Bahru Sentral integrated transport hub (also known as JB Sentral) in Bukit Chagar.

Air Connectivity

The Senai International Airport in Johor Bahru is a short 17km drive from Paradigm Residence. It has the capacity to handle up to four million passengers annually and is directly connected to major ASEAN cities such as Bangkok, Jakarta, Seoul and Guangzhou. It is also an important airport that connects local flights to the major cities of Kuala Lumpur, Penang and Kota Kinabalu. The airport management is in the midst of negotiating a direct service to Shanghai, China’s financial hub.
Senai Airport City – 17km

Rail Connectivity

The upcoming Johor-Singapore Rapid Transit System (RTS) and KL-Singapore High-Speed Rail (HSR) is expected to relieve the congested traffic flow of the two existing Johor-Singapore interconnections, the Causeway bridge and Tuas Second-link bridge.

It is estimated that more than 300,000 Malaysians travel across the Johor-Singapore Causeway and about 145,000 vehicles pass through Johor Bahru’s Customs, Immigration and Quarantine (CIQ) complex daily. It is a great hassle to commute daily whereby it takes about 1 to 2 hours to cross the 1km-long Causeway bridge on workdays. To reduce travel time, some would cross the bridge on foot. There is also an equal number of Malaysians working in Singapore who are paying exorbitant rent to avoid this arduous daily task.

Currently, the only alternative to mode of travel across the Causeway bridge is the Keretapi Tanah Melayu Berhad’s (KTMB) Tebrau Shuttle between JB Sentral and Woodlands. Hence, the introduction of the highly efficient Rapid Transit System (RTS) rail service is expected to greatly improve the daily commute of Malaysians and Singaporeans.

Johor-Singapore Rapid Transit System (RTS)
The RTS is a cross-border light rapid transit system that is expected to transport up to 10,000 passengers per hour per direction across the Straits of Singapore. The RTS will have a co-location customs, immigration and quarantine (CIQ) facilities so that passengers undergo CIQ clearance only once at their point of departure.

On the Singapore side, the 4.2km RTS line will cover Singapore’s north-south regions. Phase 1 is located in Woodlands, Singapore’s northernmost point closest to Johor. There are plans to integrate the RTS with Singapore MRT’s Thomson Line, a 30km underground MRT system. Construction work is expected to begin in 2021 and if all go as planned, the rail service will be operational in 2026.

KL-Singapore High-Speed Rail (HSR)
The HSR line covers 350 km and is expected to reduce the travel time between Kuala Lumpur and Singapore to 90 minutes. The line starts from Bandar Malaysia in Malaysia and ends at Jurong East in Singapore. There are also several stations planned to connect the southern west coast cities such as Melaka and Seremban.

The proposed Kuala Lumpur–Singapore high-speed rail Iskandar Puteri HSR station will be built at the Gerbang Nusajaya township which is approximately 18km from Paradigm Residence. After a 2 year deferment in the construction of the HSR, the Malaysian government confirmed the revival of the project in the 2021 Budget.

Convenience

• Johor Golf & Country Club (JGCC)-7km
• Columbia Asia Hospital – 10km
• Hospital Sultanah Aminah – 10km
• Hospital KPJ Specialist Johor -10 km
• Wawasan Open University Johor – 12km
• Educity Johor – 20km

Paradigm Residence, situated midway between the developed Johor Bahru and the upcoming greenfield development of Iskandar Puteri, pose great advantages of having both established and the modern lifestyle amenities within easy reach. Within the radius of 10 to 13km, residents have access to older cultured neighbourhood businesses of Johor Bahru, new world-class healthcare and education facilities in Medini City and resort-lifestyle amenities in Puteri Harbour. The mix of the old and new adds variety to everyday living.

Paradigm Residence has direct access to major highways, including the Skudai Highway, Pasir Gudang Highway, North-South Highway and Second Link Expressway, hence efficiently connecting the area to all other townships and neighbourhoods. It is conveniently located within reach of a wide range of amenities such as daily essential hypermarkets, schools and healthcare facilities.

Residents also have a choice not to leave the Tampoi/Skudai area at all, because the established and high occupancy seven-storey Paradigm Mall has 400 outlets offering an extensive selection of goods and services of all price points.

The Tampoi/Skudai area is one of the busiest shopping districts in Johor. There are no less than ten shopping centres, malls and hypermarkets within 8 km of Paradigm Residence. There is a complete range of hypermarkets and supermarkets for groceries and daily essentials, from the budget Econsave to mid-range Aeon and the upmarket Grocer Village within Paradigm Mall itself. Further down Jalan Skudai is the popular branded Johor Premium Outlets (JPO).

Shopping Centres, Malls and Hypermarkets

• Kipmall Tampoi – 1km
• Sutera Mall and AEON Big – 1.6km
• Perling Mall – 2km
• Giant Hypermarket Tampoi 2.5km
• Tetamu Boutique – 3km
• Skudai Parade and Econsave – 4km
• Tesco Setia Tropika – 5km
• Aeon Mall Bukit Indah – 5km
• Mydin Mall Mutiara Rini – 5.5km
• Tesco Extra Mutiara Rini – 6km
• U Mall – 8km
• AEON Taman Universiti – 8.5km
• Johor Premium Outlets (JPO) – 13km

Healthcare

Within the 10km radius of Paradigm Residence, residents have a good selection of both public and private healthcare facilities and services. Hospital Sultanah Aminah is the largest multi-speciality public hospital in the state of Johor and the main referral and tertiary healthcare centre for the state.

As for private healthcare practices, Perling Medical Centre and Poliklinik dan Surgery Medikhtiar, KPJ Puteri Specialist Hospital and KPJ Johor Specialist Centre are some of the healthcare facilities in the vicinity. In the newly established Medini City, the Afiat Healthpark located 10km from Paradigm Residence, is a 67-acres health and wellness centre.

The Afiat Healthpark is a holistic one-stop healthcare facility that offers modern, traditional and complementary medicine and supporting wellness services. Within the health-park resides The 2019 BrandLaureate World BestBrands Award in Healthcare-Private Hospital winner Columbia Asia Hospital, an impressive modern medical facility staffed with highly skilled doctors and well-trained nurses.

Adjacent to Columbia Asia Hospital is the DB Medical & Wellness Centre, a private healthcare clinical hub built with medical suites, support medical services and care centre. Alongside these healthcare facilities is the 128-rooms 18-storey DB Vintage Hotel to support the healthcare tourism industry earmarked to meet the rising local and regional demand for premier and all-inclusive healthcare services.

• Afiat Healthpark -10km
• Columbia Asia Hospital – 10km
• Hospital Sultanah Aminah – 10km
• Hospital KPJ Specialist Johor -10 km

Education

The unique EduCity Iskandar Malaysia (EduCity), a multi-varsity education hub which hosts 10 world-renowned universities and institutes of higher education is about 20km from Paradigm Residences. EduCity is the first of its kind in Asia and comprises universities and institutes of higher education, academia-industry action and R&D centres, student accommodations, as well as recreational and sports facilities.

Malaysia’s first eSports school, The Academy of eSports Iskandar Puteri is solely dedicated to training and nurturing budding eSports players also located around Educity. Residents with a preference for local tertiary education institutions have a choice of Universiti Teknologi Malaysia and Wawasan Open University Johor.

The list of prestigious schools stationed in Educity includes Newcastle University Medicine Malaysia (NUMed), Marlborough College Malaysia (MCM), University of Southampton Malaysia Campus (USMC), University of Reading Malaysia (UoRM), Raffles University Iskandar (RUI), Multimedia University (MMU) and Johan Cruyff Institute Malaysia (JCIM).

As for kindergarten, elementary, primary and secondary schooling, residents have a choice of public and private schools in the vicinity. There are several public schools as well as respected international and private schools for both primary and secondary education within 2km of Paradigm Residence.

• SK Tmn Tampoi Utama – 500m
• SK Taman Bukit Mewah – 600m
• SK Taman Cempaka – 2km
• SJK (C) Tampoi – 2.6km
• Wawasan Open University Johor – 5km
• Universiti Teknologi Malaysia – 7km
• Fairview International School – 7km
• Mount Safa International Islamic School – 10km
• Educity Johor – 20km

Recreation and Leisure

Tampoi is a mature area surrounded by parks and green recreational areas such as the Bukit Indah Recreation Park, Taman Sentosa Skate Park and Tapak Perkhemahan & Rekreasi Taman Impian Emas. Hutan Bandar Mutiara Rini is a popular green space designed around a central lake, offering the perfect location for jogging or cycling, as well as boasting a popular play park for kids.

• UTM Observation Park – 8km
• Bukit Indah Recreation Park – 5km
• Hutan Bandar Mutiara Rini – 6km

Paradigm Residence Floor plan/Storey plan

Paradigm Residence offers a total of 263 units of serviced apartments in four designs and built-ups. The smallest Type D studio measures 530 sq. ft. The standard units come in 3 sizes with the largest Type A 3-bedrooms measuring 1,123 sq. ft. The 2-bedrooms Type C has a built-up of 790 sq. ft. and for buyers who need an extra study room, Type B is a larger option with a built-up of 962 sq. ft.

Each of the 22 floors of Paradigm Residence accommodates 12 residential units and five lifts service the apartment block. As a percentage of the total apartment units, the larger corner units of Type A and B make up approximately 70% of the residential block. The smaller 2-bedrooms standard units and Type D studios which are available only as intermediate lots, are limited in numbers. The design of Paradigm Residence uniquely allows more corner lots which open up to a greater view in comparison to the intermediate units.

The design of Type A and B neatly organised the common living areas of dining, kitchen and living on one side of the apartment while the individual quarters are separated and concentrated on the other side to give individuals more privacy. Similarly for Type C, the smaller standard 2-bedrooms, all the bedrooms are organised at the far end of the residence, rendering a quieter living-quarter area with more privacy.

As for the Type D studios, the 530 sq. ft compact unit is smartly completed in an elongated rectangular room with the sleeping area positioned at the far end of the apartment, furthest from the kitchen to keep the sleep and personal area fresh and clean.

The units are priced from RM318,000 to RM843,000 and come partially furnished with air-conditioners, kitchen cabinets with a two-zone ceramic hob and hood, water heater, shower screen, and solid timber flooring in all bedrooms.

• Type A | from RM843,000, 3 Bedrooms | 2 Bathrooms | 1,123 sq.ft., 4 units per floor | Standard | 84 units Corner
• Type B | from RM565,000, 2 Bedrooms + 1 study | 2 Bathrooms | 962 sq.ft., 4 units per floor | Standard | 90 units Corner
• Type C | from RM565,000, 2 Bedrooms | 2 Bathrooms | 790 sq.ft., 2 units per floor | Standard | 45 units Intermediate
• Type D | from RM318,000, 1 Bedrooms | 1 Bathrooms | 530 sq.ft., 2 units per floor | Studio | 44 units Intermediate

Paradigm Residence Facilities and Amenities

Paradigm Residence provides basic in-house facilities and amenities that support the daily essential needs of residents. Even though the residential homes are built adjacent to one of Johor’s most popular malls, within the compound of the residential block there are in-house daily essential facilities such as a mini-market, cafeteria, business centre and even a hair salon. As for families with children, there are children’s activity areas such as a games room, reading room, playground and wading pool to keep the children active and busy.

Security

• 24-Hours Security

Daily Amenities

• Mini Market
• Cafeteria
• Business Centre
• Salon

Activity Area

• Club House
• Games Room
• Reading Room
• Childcare Room

Sports

• Swimming Pool
• Gymnasium

Children’s Area

• Children Playground
• Wading Pool

Utilities

• Car Park

Paradigm Residence’s Property Analysis

Competitor Analysis

Presently, in the vicinity of Tampoi/Skudai, the supply of new modern high-rise apartments are few in numbers. The Tampoi/Skudai area is a traditional favourite of house buyers and the demand for housing in the area is predominantly biased towards landed properties. In the Paradigm Residence neighbourhood, there are 2 older completed high-rise residential projects, Greenfield Regency and The Platino that were completed in 2014 and 2016 respectively.

These older projects that were launched at lower prices in the early 2010s are currently asking a much lower price in the sub-sale market in comparison to Paradigm Residence’s 2019 launch price of RM665 psf. Due to the huge residential property supply overhang in Johor, buyers are very much in command when it comes to pricing.

Paradigm Residence apartment units come in 4 layouts, the smallest a 530 sq ft studio and the largest standard unit measures 1,123 sq ft. The Platino unit sizes are very similar in comparison to Paradigm Residence except for the larger family unit that measures 1,453 sq ft. As for Greenfield Regency, besides the standard units with built-ups measuring 476 to 1,188 sq ft, there is also a duplex version that is double in size.

For example, the standard studio unit measures 476 sq ft and there is a duplex studio design that measures 830 sq ft. Buyers looking for more living space have a larger array of sizes to choose from in comparison to both Paradigm Residence and The Platino.

In comparing the unit price points of all three projects in the Tampoi neighbourhood, the smallest size studios at Greenfield Regency are asking a low RM200,000 in comparison to the price tags of RM300,000 for Paradigm Residence and The Platino.

However, Paradigm Residence’s significantly lower residential density and unique position atop the Paradigm Mall distinctly sets it apart from the nearby Greenfield Regency and The Platino. Even though the launch price psf of Paradigm Residence is significantly pricier in comparison to Greenfield Regency, the single block of 263 residential units is decidedly lower in density in contrast to Greenfield Regency’s multiple blocks of over a thousand home units. The Platino which has moderate density is still about 2 and a half times higher in unit count.

It is noteworthy that WCT has obtained approval from the state government to lower the price threshold for foreign ownership to RM500,000 from the regulated RM600,000 in the state of Johor. This will crucially position Paradigm Residence towards a much bigger foreign market, in particular Singapore home buyers. Close to 70 per cent of the Paradigm Residence apartments are larger built-up units that would command higher unit sale prices which are qualified for foreign investments.

Target Market

In anticipation of the long-awaited revival of the RTS project, property prices in central Johor Bahru around the JB CIQ area have been optimistically trending upwards in the last 2 quarters of 2020. Comparing the annual price change between August 2019 and August 2020, despite a slowdown in economic activities due to the pandemic, JB CIQ property prices rose by an average of 15.2 per cent. As at August 2020, the median prices are holding steady at RM921psf and the unit prices at RM836,125.

As prices rise and supply dwindles around the JB CIQ neighbourhood, buyers, both local and foreign, are widening their area search for better deals around Johor Bahru. Properties in areas no further than 15km from the JB CIQ, such as the inner and outer city of Johor Bahru and also the newly developed Iskandar Puteri areas are attracting buying interest. The Tampoi/Skudai neighbourhood with its abundance of amenities is definitely a target on the radar for many potential buyers.

The target market for Paradigm Residence apartments falls into two categories – Malaysians working in Singapore earning in Singapore Dollar with higher purchasing power and Singaporeans keen to invest in a home at affordable levels in comparison to Singapore prices. The exorbitant prices of homes in Singapore have priced-out most locals from owning a home. In Singapore – the average price of a condominium is at least 5 times higher than the average price in the central JB CIQ area.

One other potential market for Paradigm Residence is the second generation and the original dwellers of the Tampoi/Skudai neighbourhood. Having lived in the neighbourhood for decades, the area choice for those intended to upgrade to a more modern and stylish abode.

Paradigm Residence’s Developer: WCT Land Sdn Bhd

WCT Land Sdn Bhd established in 1996, is the property arm of WCT Holdings Berhad, a listed company with a market capitalisation of around RM2billion. WCT is a well-known name in construction, property development and engineering. WCT as a group has an impressive track record from the construction of F1 tracks to highways and development of integrated townships to resort-style luxury homes.

WCT has a proven 17-year track record in property development and has delivered more than 15,000 units of residential and commercial properties amounting to a gross development value (GDV) of more than RM 4 billion. The company’s property development portfolio includes townships, luxury homes, high-rise residences, industrial properties, offices, mixed commercial developments, concessions, hotels and shopping malls. WCT currently has a land bank of approximately 820 acres in Malaysia.

The company has a strong footprint in property development projects in Klang, Sabah and Johor. Some of its notable completed projects are d’Banyan Residency @ Sutera, a resort lifestyle in Sabah; d’Laman Greenville luxury homes in Bukit Tinggi Klang and Sapphire Paradigm residential project adjacent to Paradigm Mall in Petaling Jaya.

Currently, WCT has two on-going residential development projects with NDV of RM240 million. The Paradigm Residences in Johor Bahru and Aronia Apartments in Bandar Parklands Klang are scheduled for completion over the next 2 years. The group’s current focus is in the construction works of infrastructure, highways and commercial properties. As of June 2020, the company’s order book adds up to an impressive RM6 billion in work orders.

Besides, the Group also owns and manages five shopping malls/centres, namely Bukit Tinggi Shopping Center in Klang, the airport mall – gateway@klia2 and SkyPark Terminal in Selangor, the Paradigm Mall in Petaling Jaya and the Paradigm Mall in Johor Bahru. Among its hospitality properties, the group owns Première Hotel in Klang and New World Petaling Jaya Hotel in Petaling Jaya.