This article first appeared in City & Country, The Edge Malaysia Weekly on September 11, 2023 - September 17, 2023

IJM Land Bhd is introducing the fourth and final precinct of S2 Heights, the 400-acre S2 Heights Aman, which has a gross development value (GDV) of RM1.59 billion. S2 Heights is an extension of Seremban 2 in Negeri Sembilan.

S2 Heights Aman will be developed over an estimated 10 years, IJM Land senior general manager Chai Kian Soon tells City & Country. It will comprise link homes, semi-detached residences, commercial shops, a three-acre linear park and a 12-acre lake park overlooking the hilly backdrop of Titiwangsa Range. Both parks are open to the public.

Sutera, the first residential project in S2 Heights Aman, was scheduled to be soft-launched on Sept 9. Occupying 33 acres, Sutera comprises 308 two-storey link homes, which will be developed in two phases. The first phase will consist of 204 units and the second phase, 104 units. The 2-storey units, which will have a built-up area ranging from 1,950 sq ft to 2,106 sq ft and a land area of 22ft by 65ft, come with four bedrooms and three bathrooms. They have a GDV of RM269 million and a starting price of RM698,000.

According to Chai, the design of the houses emphasises good ventilation with the use of big windows and sliding doors, the incorporation of high roofs to prevent heat from directly penetrating into the building, and a north-south orientation to avoid direct sunlight.

“We will have [the interior space] all the way to the back, so the residents do not need to do renovations for an extension,” says Chai.

He adds that there will be a bedroom downstairs catering to the needs of an elderly person.

“We try to incorporate multigenerational features. We are targeting a wide spectrum of buyers, not just multigenerational families but also young families and upgraders.”

Facilities in Sutera include a playground, an open-space community hall and a community farm.

At least 25% of the land has been allocated for green spaces. Chai adds that these spaces have been categorised as active and passive spaces, depending on the type of activities conducted.

Leading up to the soft launch, Chai says, prospective buyers who have expressed an interest include local upgraders and those from the Klang Valley.

“A substantial portion of registrants are local residents from Negeri Sembilan … who reside in smaller homes on the outskirts and aspire to upgrade to a modern dwelling.

“Another noteworthy segment includes individuals from the Klang Valley who recognise the allure of S2 Heights Aman’s freehold landed properties. These buyers value not only the modern comforts of the homes but also the strategic location,” Chai explains, adding that the development’s accessibility to Jalan Labu and nearby KTM Tiroi station is an added advantage.

IJM Land has been developing Seremban 2 since 1995. Over the years, the township has grown and S2 Heights was introduced as an extension, adding 1,900 acres. “What we have left for the whole township is only about 800 acres. S2 Heights Aman occupies 400 acres and the balance are the pockets of land in Seremban 2 and S2 Heights itself,” Chai says.

The developer plans to introduce high-rise projects and mixed-use developments in the township.

Amenities available in Seremban 2 include shopping malls and commercial centres such as AEON Mall, Mydin Mall, Lotus’s, NSK Trade City and Palm Mall; commercial hubs such as The Plazo and the newly launched Nexus in S2 Heights; public and international schools; and public and private medical facilities such as KPJ Seremban Specialist Hospital, Columbia Asia Hospital, SEHAT Healthcare Centre and Klinik Kesihatan S2.

Seremban 2 is accessible via the North-South Highway, ELITE, Lekas Highway and Jalan Labu, which leads to Kuala Lumpur International Airport.

Chai says IJM Land will expand the current dual-lane Jalan Labu into four lanes to accommodate the township’s growing population.

According to Chai, the Seremban property market is challenging, but the outlook is bright, as development in the Klang Valley is moving south and slowly integrating with Negeri Sembilan.

Landed properties remain the preferred type in Seremban and Negeri Sembilan.

“We are already seeing that people who want a less stressful kind of living and prefer to stay in landed property will come to Seremban or Negeri Sembilan.”

He adds that congestion in the Klang Valley is a key reason that people are moving out of the city centre.

Explaining the rationale behind the introduction of high-rises in the township, Chai says: “Although landed is the preferred choice, high-rise is something we need to introduce [in the township] and we need to educate the people that land is scarce.”

Chai is also optimistic that Malaysia Vision Valley 2.0 will be beneficial to the township, mainly because S2 Heights Aman is adjacent to MVV 2.0.

Launched in 2018, MVV 2.0 is a state-led project designed to grow and catalyse Negeri Sembilan. Overall, MVV2.0 has a development plan spanning 379,087 acres that covers the districts of Seremban and Port Dickson. Six development parcels have been identified; the first parcel, Parcel A, is planned as a hi-tech industrial area called NS High Tech Industrial Park.

“We are in a very good position to tap into the industrialisation and the opening-up of MVV 2.0. Seremban 2 will definitely benefit from this project, as people will [look into nearby townships to purchase a home],” he says.

Chai says two more projects will be unveiled in S2 Heights: Vio Banj’ran and Nova.

Vio Banj’ran, which has an estimated GDV of RM196 million, will comprise 35 three-storey bungalows (Type A) and five 2-storey bungalows (Type B). Built-ups will range from 5,930 sq ft to 6,944 sq ft for Type A and 4,756 sq ft for Type B.

Vio Banj’ran is expected to be launched by the fourth quarter of 2023.

Nova, which comprises 2-storey semi-detached houses, will be developed in two phases. The first phase is targeted for launch in 1Q2024 and has an estimated GDV of RM142 million.

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