Klang Valley property prices climb no matter what?

by **Cals** Thu 03 Oct 2013, 15:17

Published: Thursday October 3, 2013 MYT 11:03:00 AM
Updated: Thursday October 3, 2013 MYT 2:32:05 PM
Klang Valley property prices climb no matter what?
BY AIN AQILAH
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Houses nearby landfills even have high asking price
GOMBAK: Location is key in property purchase, and the consensus is that the Klang Valley is a prime area, but before signing that sale and purchase agreement, a prospective buyer should be alert to red flags that may point to health risks in the area.
Making an impulsive purchase can happen when one is caught up in the excitement of owning a property. It's a common mistake especially in prime areas where land is scarce.
If properties are offered at a decent price, people will line up to seal the deal, ignoring nearby plantations or facilities that may prove to be troublesome later on.
According to Asst. Prof. Dr. Syafiee Shuid, the Head of Centre for Built Environment(International Islamic University Malaysia), the government has set up proper guidelines for developers and land owners to follow when developing a piece of land. The guideline is flexible and can be adjusted according to needs.
However, there must be a buffer zone separating these developments from areas with the possible health risks.
In other parts of the world, properties are seldom built close to high-voltage power lines, sewage treatment plants, landfills or highways. The asking price for properties close to such places are always lower than similar type of properties further away.
However, the same cannot be said about such properties in the Klang Valley. They still command sky-high prices. The justification? It is within the Klang Valley.
It makes one wonder whether new technology has found a way of overcoming the problems posed by such places. High-voltage power lines are believed to produce electromagnetic field (EMF) that is hazardous to people's health. The exact measure of radiation exposure can be calculated by the voltage, current levels and distance from the property.
There have been a few case studies linking the distance of homes with detrimental health effects. The majority of experts advise pregnant women to stay away from such places to avoid possible health risks. If you are still thinking of buying, then it's best to acquire an EMF meter to test out the radiation exposure yourself.
It is no secret, either, that landfills should be avoided at all costs. Other than the terrible smell they emit, they can also pose health risks.
Landfills are known for producing leachate, a liquid that moves through or drain from the site. It may be created after rainwater mixes with chemical waste. Modern landfills are often designed to stop the liquid from passing into the environment, but if not properly implemented, leachate can seep deep into the ground and can cause ground water contamination.
In addition to this, over 10 toxic gases are released from landfills that may cause lung and heart diseases.
"With proper treatment, garbage dump grounds can be converted for another use. If not, these sites can produce certain types of gases that may be hazardous. Plus, the ground itself may not be stable as the garbage in the ground is compressed and layered with soil. Then, the process is repeated for several layers," Dr. Syafiee remarked.
Still, properties near to one such place, the Taman Beringin Landfill in Kepong, have expensive price tags. A new incinerator, claimed to be able to burn 1,000 tonnes of garbage everyday, is also planned for the landfill. Despite all this, the property price in residential areas nearby does not seem to be dropping any time soon.
In fact, the exorbitant prices are common throughout the Klang Valley, whether potentially zones are nearby or not. Neighbourhoods are usually advertised as being close to the city centre via certain highways and expressways.
Therefore, prior to purchasing a property, tedious research is needed. After all, one is looking at spending one-fourth or more of one's monthly salary here. However, this burden of research can be lightened by accessing property websites such asPropwall, which provide honest reviews written by the residents, researchers and experienced property agents.
They usually also have a section where one can participate in discussions regarding the properties.
When it comes to new township, there are usually concerns regarding future developments in the neighbourhood. It's important to know these things because each new development is likely to have an influence on the value of the property.
Dr. Syafiee explained that people can reach out to the local state authority and ask about the future plans for a neighbourhood.
"You can ask your local authority for the plans they have. I know that the Seremban city plan can be accessed online," he explained.
This advice by Dr Syafiee is a sound one. However, looking at the blanket property price trend nowadays, one can't help but wonder if this is even necessary. No matter the location, the price or potential danger, people are still going to buy that property at the asking price.
Their rationale: Land in Klang Valley is scarce, but demand is high. So the price is heading nowhere but up.