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THE MEDINA URBAN ISLAMIC DEVELOPMENT

A BUSINESS PROPOSAL BY
CALIPH HOLDINGS BERHAD
5.1 MARKET PRICE ANALYSIS .............................................................................................................................. 19

TABLE OF CONTENT
TABLE OF CONTENT ................................................................................................................................................... 1
LIST OF TABLES........................................................................................................................................................... 3
LIST OF FIGURES......................................................................................................................................................... 3
1.0 EXECUTIVE SUMMARY ........................................................................................................................................ 4
2.0 PROJECT BRIEF ..................................................................................................................................................... 8
2.1 INTRODUCTION ............................................................................................................................................... 8
2.2 SUMMARY ....................................................................................................................................................... 8
3.0 COMPANY PROFILE.............................................................................................................................................. 9
3.1 BACKGROUND ................................................................................................................................................. 9
3.1.1 OUR VISION ............................................................................................................................................... 9
3.1.2 OUR MISSION ............................................................................................................................................ 9
3.1.3 OUR VALUES .............................................................................................................................................. 9
3.2 MILESTONES .................................................................................................................................................... 9
3.3 AWARDS & ACHIVEMENTS............................................................................................................................ 10
3.4 BRANDS & LIST OF PROJECTS ........................................................................................................................ 10
4.0 ECONOMIC ANALYSIS ............................................................................................ Error! Bookmark not defined.
4.1 GENERAL ECONOMIC OVERVIEW OF KUALA LUMPUR .................................... Error! Bookmark not defined.
4.1.1 DEMOGRAPHIC OF KUALA LUMPUR ........................................................... Error! Bookmark not defined.
4.2 ECONOMIC OVERVIEW OF SETAPAK ................................................................ Error! Bookmark not defined.
4.3 REVIEW OF KUALA LUMPUR STRUCTURE PLAN 2020 ...................................... Error! Bookmark not defined.
4.4 EDUCATION IN MALAYSIA ............................................................................................................................. 14
4.5 ISLAMIC EDUCATION IN MALAYSIA .............................................................................................................. 15
4.6 ISLAMIC BUSINESS & SERVICES ..................................................................................................................... 16
4.7 EXPATRIATES IN MALAYSIA........................................................................................................................... 16
4.7.1 STATISTICS OF EXPATRIATES IN MALAYSIA ............................................................................................. 17
4.8 ECONOMIC JUSTIFICATION ........................................................................................................................... 17
4.8.1 DEMAND OF MODERN TAHFIZ SCHOOL ................................................................................................. 17
4.8.2 DEMAND FOR BUSINESS CENTRE ............................................................................................................ 17
4.8.3 DEMAND FOR A MOSQUE ....................................................................................................................... 18
5.0 MARKET ANALYSIS ............................................................................................................................................ 19
5.0 MARKET ANALYSIS ........................................................................................................................................ 19

5.1.1 Modern High End Education Centre ....................................................................................................... 20


5.1.2 Business Centre ....................................................................................................................................... 20
5.1.3 Convention Hall ....................................................................................................................................... 21
6.0 SITE ANALYSIS.................................................................................................................................................... 26
6.1

THE SETAPAK AREA ................................................................................................................................. 26

6.2

THE SUBJECT SITES ANALYSIS................................................................................................................. 26

6.3

GEOGRAPHICAL AND DEMOGRAPHICAL ASPECT ................................................................................... 27

6.3.1

Wind Direction and Sun Orientation................................................................................................ 27

6.3.2

Climate Aspect (Based on Kuala Lumpur case study) ...................................................................... 27

6.3.3

Topographical Aspect....................................................................................................................... 27

6.4

SWOT ANALYSIS ...................................................................................................................................... 28

6.5

SUMMARY ............................................................................................................................................... 28

7.0 DESIGN CONSIDERATIONS AND DEVELOPMENT.............................................................................................. 30


7.1 INTRODUCTION ............................................................................................................................................. 30
7.2 PROPOSED PROJECT SITE .............................................................................................................................. 30
7.3 DESIGN CONSIDERATIONS ............................................................................................................................ 30
7.3.1 LANDSCAPING ......................................................................................................................................... 30
7.3.2 Flexible Spaces ........................................................................................................................................ 30
7.3.3 Protective ................................................................................................................................................ 30
7.3.4 Open Spaces ............................................................................................................................................ 31
7.3.5 Administrative Office .............................................................................................................................. 31
7.4

DESIGN DEVELOPMENT ........................................................................................................................... 31

7.4.1

The Concept ..................................................................................................................................... 31

7.4.2

Precedent Study ............................................................................................................................... 31

7.4.3

The Master Plan ............................................................................................................................... 32

7.5 DESIGN GUIDELINES AND STANDARD .......................................................................................................... 34


7.6 SUMMARY ..................................................................................................................................................... 34
8.0 CONSTRUCTION & PROJECT PLANNING ........................................................................................................... 35
8.1

CONSTRUCTION (SPECIAL FEATURES)..................................................................................................... 35

8.1.1

Industrialized Building System (IBS) ................................................................................................. 35

8.1.1.1

Column ............................................................................................................................................. 35

8.1.1.2

Beam ................................................................................................................................................ 36
CALIPH HOLDINGS BERHAD

THE MEDINA URBAN ISLAMIC DEVELOPMENT


A BUSINESS PROPOSAL BY
CALIPH HOLDINGS BERHAD
8.1.1.3

Wall .................................................................................................................................................. 36

12.0 CONCLUSION ................................................................................................................................................... 53

8.1.2

Green Building Technology .............................................................................................................. 37

13.0 LIMITATIONS OF STUDY & DISCLAIMER ......................................................................................................... 54

8.2

Overall Project Scheduling ...................................................................................................................... 41

8.2.1

Introduction ..................................................................................................................................... 41

8.2.2

Assumption for Development .......................................................................................................... 41

8.2.3

Overall Work Program...................................................................................................................... 42

8.2.4

Summary from Work Program ......................................................................................................... 43

9.0 PROCUREMENT METHOD.................................................................................................................................. 44


9.1 INTRODUCTION ............................................................................................................................................. 44
9.2 SELECTION OF PROCUREMENT METHOD ..................................................................................................... 44
9.3 PARTICIPANTS IN BOT PROJECTS .................................................................................................................. 44
9.4 DELIVERY DUTIES AND RESPONSIBILITIES .................................................................................................... 45
9.5 COMMERCIAL TERMS .................................................................................................................................... 45
9.6 BENEFITS OF BOT ........................................................................................................................................... 45
9.7 SUMMARY ..................................................................................................................................................... 46
10.0 FINANCIAL ANALYSIS ....................................................................................................................................... 47
10.1 KEY ASSUMPTIONS OF THE PROPOSED DEVELOPMENT ............................................................................ 47
10.2

THE DEVELOPMENT ................................................................................................................................. 47

10.3 ESTIMATED COST OF DEVELOPMENT ......................................................................................................... 48


10.3.1 Gross Development Cost ....................................................................................................................... 48
10.4 DISCOUNTED CASH FLOW APPROACH........................................................................................................ 49
10.5 RESIDUAL APPROACH .................................................................................................................................. 49
10.6 PROFIT SHARING ......................................................................................................................................... 49
10.7 SUMMARY ................................................................................................................................................... 50
11.0 PROJECT IMPLEMENTATION STRATEGY ......................................................................................................... 51
11.1 TIME ............................................................................................................................................................. 51
11.2 QUALITY ....................................................................................................................................................... 51
11.3 COST ............................................................................................................................................................. 51
11.4 LABOUR ........................................................................................................................................................ 52
11.5 MACHINERY ................................................................................................................................................. 52
11.6 Materials ...................................................................................................................................................... 52
11.7 Conclusion.................................................................................................................................................... 52

CALIPH HOLDINGS BERHAD

THE MEDINA URBAN ISLAMIC DEVELOPMENT


A BUSINESS PROPOSAL BY
CALIPH HOLDINGS BERHAD

LIST OF TABLES
Table 3.1 Company Milestones

Figure 6.2 Topographical Aspect


Figure 6.3 SWOT Analysis

Table 4.1 Population in Kuala Lumpur according to ethnicity

Figure 6.4 Subject Location

Table 4.2 Income share for Bumiputera in KL


Table 4.3 Income share for KL population

Figure 6.5 Potential Neighbourhood

Table 4.4 Education in Malaysia

Figure 6.6 Accessibility

Table 4.5 List of available Tahfiz school in Malaysia

Figure 7.1: Mushrabiya screen as the building envelope

Table 4.6 Statistic of expatriates in Malaysia


Figure 7.2: Courtyard in modern architetcure
Table 5.1: Current supply & competitor analysis Modern High End Education Centre
Figure 7.3: Courtyard in Islamic architecture
Table 5.2: Current supply & competitor analysis Business centre
Table 5.3: Current supply & competitor analysis Convention hall
Table 5.4: Current supply & competitor analysis Hostel

Figure 7.1: Bank Muscat Headquarters Building


Figure 7.5 Proposed Master Plan
Figure 9.1 Participants in BOT

Table 5.5: The proposal of income for the Medina


Table 6.1 Climate Aspect
Table 7.1 Precedent Study
Table 7.2 Development Component
Table 10.1 Assumptions
Table 10.2 Estimated prices and fees
Table 10.3: Profit Sharing
Table 10.4: Overall Summary of Proposed Development

LIST OF FIGURES
Figure 4.1 Population in WP Kuala Lumpur, 2013
Figure 4.2 Population in Setapak, 2013
Figure 4.3: Development Strategy, Wangsa Maju Maluri
Figure 5.1: Mapping of modern high end education centre surrounding the Medina
Figure 6.1 Subject site

CALIPH HOLDINGS BERHAD

THE MEDINA URBAN ISLAMIC DEVELOPMENT


A BUSINESS PROPOSAL BY
CALIPH HOLDINGS BERHAD

1.0 EXECUTIVE SUMMARY


1.1 MOHD RIDZUAN AZMAN
Matrix No: 2012607358

the proposal come out, it conclude that The Medina is expected to have a high success rate and bring
benefits to MICPM and other stakeholders. The proposal profit sharing between MICPM and Caliph
Holdings is 40% and 60%.

It is recommended to MICPM in considering The Medina proposal by Caliph Holdings that definitely
The Medina is a unique development containing a modern Tahfiz school integrated with business
centre located in the vicinity of Setapak, Kuala Lumpur. Proposal development carried out Caliph
Holdings Berhad which is one of Malaysias leading company major in business activities encompass
construction, property development, infrastructure concessions. Located in strategic location, easy
accessible and surrounded by developed and good facilities neighborhood is bring up The Medina is

achieved the feasibility, marketability, best profits and benefits in term of profit maximization that any
other development hardly achieved in certain area. The Medina will remain as the iconic and
prestigious product of MICPM and Caliph Holdings portfolio. It is a pleasure to Caliph Holdings on this
proposal opportunity and it is desire to develop The Medina as it is a path of the contribution to the
Islamic brilliance.

new iconic Islamic development.


As relevant to MICPM requirement, this proposal is to identify and understand the purpose of the
Adopting the idea and inspiration from Muslim greatest city; Madinah Al-Munawwarah with the role of
mosque as the attraction, potentially branding The Medina as one of Islamic development reference
for the future.

study inclusive looking at analysis to site, economic, market, design, development obligation, financial
module exercise in justify the feasibility and marketability of said development providing adopting all
core values during the proposal been carried out.

The Medina develop with various special features like urban Islamic architecture touch, green building
technology obligation, industrial building system (IBS) and fulfilled to the social obligation and
economic of neighborhood.

1.2SYAZWAN MUHAIMIN MOHD RASDI


Matrix No: 2012895276
The Medina is a development proposal incepted from an in-depth study with regards to the MICPM

The Medina is contractually develop through build-operate-transfer (BOT) procurement form that the

requirements, economic and market analysis, site, design and construction consideration as well as

best contractual approach. MICPM will joint venturewith Caliph Holdings and that MICPM act as

contractual and financial feasibility studies carried out by our team members throughout the semester

financier to this development, while Caliph Holdings lead the development through providing the

our studying ISP 1.

design team, design and getting approval, construction supervision and also undertake the concession
period of 30 years. The Medina is going to be develop on the Foundation (Al-Bukhari) land as the
principal at no cost. Upon the expiring of concession period, the development shall be fully owned by

The proposal satisfies the core business objective which is to yield satisfactory return on investment for
both parties, MICPM and Us, Caliph Holdings. The designated profit sharing portrays win-win situation
in the join-venture.

the Foundation (Al-Bukhari) as the principal and recognizes the need of said development.
For every new proposed development, a thorough understanding of the demand and supply is very
The development of The Medina supported by several studies and analysis inclusive development

vital in determining the best business proposal that suits a particular project site. As for this proposal,

compliance, site, market, economic and financial module to justify it feasibility and marketability. As

we had earlier searched for the most suitable project site that will in future become another welcome
CALIPH HOLDINGS BERHAD

THE MEDINA URBAN ISLAMIC DEVELOPMENT


A BUSINESS PROPOSAL BY
CALIPH HOLDINGS BERHAD

addition to the country in a way that it is unique in nature, adopts new technology in construction and

For the contractual arrangement, as MICPM is providing the financing, Caliph Holdings will drive the

architecture and not forgetting the social obligation.

whole project development and manage the MICPM investment (BUILD, OPERATE) inclusive of

Having identified all that, we therefore proposed a land at Mukim Setapak sized 7.25acre for the
development. The project is later expected to colour the KL skyline and become an iconic development
in Malaysia.

providing the design team, construction supervision and operate a facility stated in the concession
contract. Through this arrangement, Caliph Holdings is responsible for design, construction supervision
and 30 years operation services.We will also retain the operating revenue risk and anysurplus
operating revenue.

Through economic and market feasibility study, we found that there is demand for an urban Islamic
development with main emphasis on modern Islamic education and business hub. That is due to the
high intensity of Muslim population in the proposed project site and in KL in general. The study listed
that the available high-end educations offered at the moment are only of British or American base.

Ultimately, it is very crucial to assess whether or not the project will give the expected profit. Here, the
detail financial analysis comprising the cash flow analysis, development cost and return on investment
are required.

Noticing the arising awareness among our people on the significant of Islamic base education, we thus

The development of this business proposal has taken a very long journey and demanded all of our

propose a modern Tahfiz school as the main component of The Medina. Complimenting it are a

commitments from day one. It is a progressive process as we learn through classes provided as well as

business centre and a mosque that will respectively contribute for the profitability and social aspect of

vide each and every one of our teammates. The sharing of knowledge and the struggles in making sure

the development.

that every component of this business proposal is realised are of many indirect learning experience

Apart from targeting the local, the project also aims to get participation from Muslim expatriates. The

gained.

study stipulates that the current number of Muslim expatriates in Malaysia is very high and this justifies

From this course, we learnt that a good development proposal has to undergo a very in-depth study on

the demand study. Apart from that, the offering of the business centre is very interesting as it helps the

how feasible the proposal is prior to its establishment. The feasibility studies comprise of economic &

economic improvement of the surrounding Muslim community.

market analysis, site & design, contractual and financial analysis. All this components are interrelated

To keep up and be in line with the surrounding development in Kuala Lumpur, The Medina has to be

and need to be understood in order to ensure a viable and successful development project.

given a very outstanding face. Choosing urban Islamic architecture as the design concept, The Medina
is then coloured with modern architecture touch which integrated with signature of Islamic
architecture such as court yard, Arabic calligraphy, dome and etc. Not only that, every element of the

1.3NURUL DALILA BT WAHI ANNUAR


MATRIXNO: 2012404608

development is specially designed according to its function. For example, the gazebo surrounding the
made pond which is meant for memorizing the Quran is designed to be sound proof with the help of
The Medina is a project proposal presented to the MICPM for the purpose of building a joint
water element in enhancing the memorizing process.
venture between MICPM and our company, Caliph Holdings Berhad (CHB). As requested by the MICPM,
Besides that, the current demand of having new technology incorporated in new developments has

CHB needs to come out with a complete project proposal which contains of the project brief, relevant

also caused The Medina to integrate the green technology and industrialized building system (IBS) in it.

feasibility studies, proposed site, design proposal and also the financial report for the project.

As it is essential nowadays to have a sustainable development, we proposed that The Medina will
obtain certified index classification for the Green Building Index (GBI).
CALIPH HOLDINGS BERHAD

THE MEDINA URBAN ISLAMIC DEVELOPMENT


A BUSINESS PROPOSAL BY
CALIPH HOLDINGS BERHAD

As to fulfil the request, CHB finally decided to propose a development of Urban Tahfiz School
with the Business Centre and Mosque as the support components for the development. Initially the
idea of the proposal has come out from a research done by our company stated that nowadays parents
especially Bumiputera realize that Islamic education must be given to their children instead of standard
academic education. In related to that matter, CHB carried out feasibility studies about the economic
and market demand analysis to support the initial idea of the proposal.
From the studies, CHB found that there is a quite high demand on Islamic education due to the

the Green Building Technology and also use the Intelligent Building System for the construction of the
project.
In term of procurement system, CHB proposed to use BOT procurement system. BOT means
built-operate-transfer which outlined that MICPM will provide the fund for the project while CHB will
drive the whole development and manage the investment from the MICPM. Also, this procurement
system also said that at last the development will be handed over or transfer to the foundation. The
reason of proposing this BOT procurement system is because of the advantages of the system itself

feasibility studies on Islamic Development in Malaysia shows that Muslim is the highest percentage of

such as the project will be completed within the time frame and follows the planned budget by MICPM

religion in Kuala Lumpur meanwhile there is only few numbers of Islamic or Tahfiz schools in Klang

as well as this system can reduce the burden for MICPM.

Valley. Therefore, CHB believes that the development of The Medina is totally relevant as it is proposed
to be built at the place where there is no Islamic or Tahfiz school there yet.
MICPM also requested to CHB to propose a site for the development. Therefore CHB proposed

In addition, for the financial purpose CHB has also come out with a financial report. The report
shows that the profit sharing between CHB and MICPM is 60 percent and 40 percent while the payback
period is forecast to be in about 8 years. The total construction cost is MYR 60.7 million. The total

a very strategic and highly potential site which is at Mukim Setapak, Kuala Lumpur. The reason why

construction period proposed by CBH for this project is 102 weeks and the project is aimed to be

CHB proposed the site is mainly because it is located at the urban area of Kuala Lumpur. The

completed in 2015.

advantages of having the site are close to the city centre of Kuala Lumpur which can give panoramic
background to the development and also provide good access to the site as it is located along the DUKE
Highway. Besides that, the site is also has high potential neighborhood which can help to support the
function of the development especially to the Business Centre and the Mosque.

As the conclusion, with the help of the understanding of the lesson from ISP 1 subject we
believe that the proposal of The Medina is definitely fulfil the requirements requested by MICPM. We
also strongly believe that this project will give a win-win situation for the joint venture between MICPM
and Caliph Holdings Berhad and creates excellence to both parties.

Furthermore, for design consideration CHB proposed to use Child-Friendly School approach for
the development of the Tahfiz School. Based on the concept, CHB incorporate five considerations in
designing the master plan of the development which are the landscape, open spaces, protection,
flexible spaces and administrative building. Even though these are the consideration for the school

1.4 MOHD FAHRUL RAZI BIN SAIDU


Matrix No: 2012287788

development but CHB tries to integrate the considerations to suit with the development of Business

The proposed mixed development of The Medina consisting a business centre, a mosque and a

Centre and Mosque. Together with the approach, CHB also proposed to use fusion of modern and

modern tahfiz school is located at mukim Setapak Kuala Lumpur which is approximately 7 km from

Islamic architecture as the concept in designing the look of the buildings. This concept emphasizes the

Kuala Lumpur City Centre. The proposed site is easily accessed via Duke Highway, Jalan Semarak and

usage of pattern screen call mushrabiya screen which is decorated with Islamic patterns as the main

Jalan Batu via Jalan Ayer Hitam. In order to fulfil requirement by MICPM as funder of this project,

character. In order to make the development become more interesting, CHB also proposed to integrate

Caliph Holdings Berhad has come out with the brief proposal for the development of The Medina on a
7.25 acres of land of Lot 27153.
CALIPH HOLDINGS BERHAD

THE MEDINA URBAN ISLAMIC DEVELOPMENT


A BUSINESS PROPOSAL BY
CALIPH HOLDINGS BERHAD

The development is to be carried out under the Build-Operate-Transfer (B-O-T) contractual approach

This development is a mixed development containing a modern Tahfiz school together with business

where MICPM Sdn. Bhd. will join venture with Caliph Holdings Berhad as the main driver for the whole

centre located in the suburb of Setapak, Kuala Lumpur.

project development and also the one who manage MICPM investment including providing the design

The idea of this development that called The Medina is from named of Madinah Al-Munawwarah with

team, construction supervision and operate a facility stated in the concession contract. At the end of

the Islamic features and have the mosque to attract peoples and potential to develop more Tahfiz in

concession period which 30 years, the said development will be handed over to the foundation.

Malaysia.

The proposed development will adopt the concept of green building and industrialized building system
(IBS) in its design and method of construction to increase demand and marketability of the proposed
project as well as reducing the construction period without over breaking the durability and quality of
the said development.

The development is to be carried out under the bult-transfer-operate (BOT) where MICPM Sdn. Bhd.
will join venture with Caliph Holdings and MICPM as a financier of this development. The land for The
Medina development is owned by Foundation (Al-Bukhari) and as the principal at no cost. This project

In order to proceed with the proposed development, several analysis and studies had been conducted

will be transfer to Foundation (Al-Bukhari) when the concession period which is 30 years is end and

by Caliph Holdings Berhad. This include site, market, economic and financial analysis. The purpose of

Foundation (Al-Bukhari) will fully owned The Medina.

the studies is to justify the marketable and feasibility of the development. Based on the studies carried
out, it can be summarize that the propose development is marketable and profitable. The development

The proposed development will adopt the concept of green building IBS. Apart from that, it also will

is expected to have high success rate and will bring benefits to MICPM as the founder and public as the

apply the concept of cost optimization, value management and cost reduction. In order to proceed

stakeholders. The more important is, MICPM Sdn Bhd may indirectly contribute to the Islamic

with the proposed development, several analysis and studies had been carried out by Caliph Holdings

development in term of education, business and social in Malaysia.

Berhad. These include site, market, economic and financial analysis. The purpose of the studies is to
justify the marketable and feasibility of the development. Based on the studies carried out, it can be

1.5 NURUL IZEAN ABDUL MOIS

summarize that the propose development is marketable and profitable. As the proposal come out, it

Matrix No: 2012203988

conclude that The Medina is expected to have a high success rate and bring benefits to MICPM and
other stakeholders. If MICPM Sdn. Bhd. decides to undertake the project, it will definitely achieved

The proposed development Urban Islamic Complex Consisting A Business Centre, A Mosque And Tahfiz
School is located at Setapak, Kuala Lumpur. Setapak is a major suburb of Kuala Lumpur and is located

highest profits and attained benefits in term of profit maximization that any other development hardly
achieved in certain area.

approximately thirteen kilometres away from Kuala Lumpur, on route to Ulu Klang. It can be accessed
by DUKE Highway Jalan Semarak, Jalan Ayer Keroh Jalan Batu or Jalan Semarak. This location is
generally good accessibility to surrounding neighbouring residential areas. The idea that Caliph Holding
Berhad proposed this location is to have less distractions to the development of students learning
because it is located away from major commercial development.

CALIPH HOLDINGS BERHAD

THE MEDINA URBAN ISLAMIC DEVELOPMENT


A BUSINESS PROPOSAL BY
CALIPH HOLDINGS BERHAD

2.0 PROJECT BRIEF


2.1 INTRODUCTION
Taking its name from the city of Madinah Al-Munawwarah; the destination of Prophet Muhammad Pbuh's hijra

2.2 SUMMARY
Scope of work that will be carried out for the proposed development are as follow:

Modern Tahfiz School (with capacity of 720 students) comprising 1 block of academic building, 1
block of administration building, 2 blocks of hostel.

which led to the establishment of the first Islamic state, The Medinais designed tobea hub fordevelopment,
andenhancement of Islam and its community by replicating the township model and the Islamic spirit of

Business Centre (with 50 units of retails and 1 convention hall attached to it).

Madinah Al-Munawwarah itself.

A mosque with capacity of 1000.

Madinah in Arabic means ' city / town '. It was chosen in accordance with this development which integrates

Mission of development

three main components namely Masjid Al- Firdaus, Al - Bukhari Tahfiz School and The Rayyan Business Centre.
The development of The Medina symbolizes that Islam is a syumul (complete) religionthatencompasses all
The Islamic complex combines the role of the mosque during the time of Prophet Muhammad Pbuh and adapts

aspects of life in this world and in the hereafter.

it to current demands. Among them are;


Modern urban touch on The Medina Islamic complex portrays developer's commitment to present Islam as a
Mosque as center of worship

religion that is relevant to modernization.

Mosque asdawah/ missionary center


Mosque ascenter of knowledge / academic

Location

Mosque as economic development centre

In line with the ideas and objectives of its construction, Setapak , Kuala Lumpur has been chosen as the project

Mosque as centre of muamalat / human interaction

locationinorder to facilitate this development in reaching its targetmarketwhich is urban Muslim community.

Mosque as center for social and recreational activities


Mosque ascommunity information center
The proposed development will adopt the green building concept, used low or zero energy and apply the IBS
along with the touch of urban Islamic architecture as the design concept in fulfilling its social obligation.

CALIPH HOLDINGS BERHAD

THE MEDINA URBAN ISLAMIC DEVELOPMENT


A BUSINESS PROPOSAL BY
CALIPH HOLDINGS BERHAD

3.0 COMPANY PROFILE

3.2 MILESTONES

3.1 BACKGROUND

YEAR

MILESTONES

1993

Company was founded.

2000

Successfully completed first major infrastructure project Turf Club, Sungai Besi, Malaysia (worth 400mill).

2001

Awarded a turnkey project to build a matriculation college in Labuan, Sabah (worth RM 200mill).

2003

Listed and quoted on the Second Board of Bursa Malaysia Securities.

2005

Ventured into property development.

Caliph Holdings is one of Malaysias leading company major in business activities encompass construction,
property development, infrastructure concessions. Caliph Holdingss phenomenal growth over the past two
decades has been the result of its unwavering focus on its core competencies, diversification into strategically
related businesses and selective expansion into new markets.
At Caliph Holdings, we work with communities, clients and our colleagues to create positive legacies - from
funding and managing projects and properties, right though to designing, developing and constructing state of
the art precincts, buildings and infrastructure.

3.1.1 OUR VISION


To be the leading Malaysian organization, recognized for the delivery of world-class services in each of our core
businesses. We will strive to be an organization differentiated globally for its dedication to the delivery of the
resources for growth in the interest of our country, employees, stakeholders, and the various communities
within the industry.

Successfully completed in design, construct and complete the office buildings and external works at Lot 2G3 & L
(worth RM 408mill).

Won its first local highway design and build turnkey project Guthrie Corridor Expressway (GCE) is a 25 km
Jelutong-North-South Klang Valley Expressway (NKVE) to Kuang Interchange along North South Expressway (NSE)

Inspiring and strive for excellence in areas of our expertise.

Road Engineering Association of Malaysia Road Engineering Excellence Award 2007.

3.1.2 OUR MISSION

We deliver quality products and services

We develop, train and reward passionate and committed employees.

Undertake 2 subcontracts of the mixed development at The Curve, Mutiara Damansara, which consist of : Ba
(worth RM 108mill).

We leverage on technology and innovation for greater efficiency and productivity.

Achieved ISO 9002 : 1994 Certification.

We deliver sustainable return to our shareholders.

We contribute to the betterment of the community.

We actively participate in the nations social and economic objectives.

3.1.3 OUR VALUES

COLLABORATION

: Be one team

AGGRESSIVE

: Driven the companys vision and mission

2006

2009

Completely develop the development BBT_ONE The Towers, Klang, comprising 2-block of Office Towers, The Pre
level of basement carpark. (GDV worth RM 1.0bil).

2012

Completely main subcontracts of Permai Psychiatric Hospital, Johor (worth RM 400mill).

2013

20 years Anniversary Celebration.

Table 3.1 Company Milestones

LEADERSHIP

: Lead with commitment, integrity and competence

INTEGRITY & INNOVATION

: Be true to our world and be challenging in our approach

PEOPLE

: People are our Client and greatest asset

HARMONISE

: Towards most best company


CALIPH HOLDINGS BERHAD

THE MEDINA URBAN ISLAMIC DEVELOPMENT


A BUSINESS PROPOSAL BY
CALIPH HOLDINGS BERHAD
Projects:

3.3 AWARDS & ACHIVEMENTS


2009 Contractor of The Year
MalaysiaConstructionIndustryExcellenceAwards(MCIEA)
Construction Industry Development Board Malaysia (CIDB)

2007 Road Engineering Excellence Award


Principal Contractor of Guthrie Corridor Expressway
Road Engineering Association of Malaysia

2005 Builder of The Year


MalaysiaConstructionIndustryExcellenceAwards(MCIEA)
Construction Industry Development Board Malaysia (CIDB)

Infrastructure project Turf Club, Sungai Besi, Malaysia (worth 400mill).

Design, construct and complete the office buildings and external works at Lot 2G3 & Lot 2G4, Precinct 2,
Putrajaya by Putrajaya Holdings Sdn. Bhd (worth RM 408mill).

Design and build turnkey project Guthrie Corridor Expressway (GCE) (worth RM 386mill).

Mixed development at The Curve, Mutiara Damansara, which consist of : Basement, Road Tunnel,
Buildings and External Infrastructure (worth RM 108mill).

Development of BBT_ONE The Towers, Klang, comprising 2-block of Office Towers, The Premire Hotel,
4-storey retail offices at The Boulevard and a 2-level of basement carpark. (GDV worth RM 1.0bil).

Permai Psychiatric Hospital, Johor (worth RM 400mill).

2013 2014
Best Residential Renovation/ Redevelopment Malaysia (Datum Regalia)
Virgin Atlantic Asia Pacific Property Awards

3.4 BRANDS & LIST OF PROJECTS


Brands:
Mix-Commercial Development

DATUM REGALIA
JV partner

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4.0 ECONOMIC ANALYSIS


4.1 GENERAL ECONOMIC OVERVIEW OF KUALA LUMPUR

services sector to the Malaysian economy has been growing over the past decade, with the financial
services sector's share of Gross Domestic Product (GDP) growing from an average of 9.9 per cent of
GDP between 2000 and 2005 to an average of 10.9 per cent over the period 2006 to 2009. Despite

Malaysia's economic transformation to a high value-added, high-income economy depends on a more

these developments, it has been acknowledged that this sector is still facing critical challenges,

diversified, efficient, competitive, and stable financial system.

including a lack of scale, a lack of liquidity and diversity in the capital markets, low levels of financial
literacy and competition from regional financial centres such as Singapore, Hong Kong, and

The good news is that the country is moving in the right direction. Our capital city Kuala Lumpur's

increasingly, Indonesia. However, Malaysia has big ambitions for its financial services sector. Malaysia

financial maturity was ranked 10th out of 120 countries in The Economist Intelligence Unit (EIU)'s Hot

wants to grow the sector to a scale needed to serve the needs of businesses and consumers in a high-

Spots Benchmarking Global City Competitiveness report released in January last year. The city's

income economy, and to increase its depth and regional and global market shares in select niches.

financial maturity is ranked as second only to Singapore's in Asean. It is even deemed to be comparable
with that of major cities like Paris, Washington and Boston; three cities that are ranked in the list of the

4.1.1 DEMOGRAPHIC OF KUALA LUMPUR

Top-10 performing cities in the Hot Spots report. This is a commendable performance by all counts. The
Hot Spots report is an EIU research programme commissioned by Citigroup, which ranks the
competitiveness of 120 of the world's major cities. The index was devised and constructed by an EIU
research team. In-depth interviews were conducted with 10 city experts, mayors and corporate
executives, to get their insights on city competitiveness.
It is clear that from its humble beginnings as a tin-mining town, Kuala Lumpur has grown to become
one of the most dynamic financial centres in this region. Today, Kuala Lumpur has developed and
expanded into Greater Kuala Lumpur. Greater Kuala Lumpur, encompassing an area spanning 1,735.6
sq miles with a current population of about six million, is one of the identified 12 National Key
Economic Areas (NKEAs) that is slated to propel the country's economic growth forward. It currently
contributes about 263 billion ringgit to the nation's Gross National Income (GNI), which translates into
20 per cent of the national population contributing 30 per cent of the nation's GNI; underlining the
area's importance as an engine of national growth. While there is great potential for Greater Kuala

Table 4.1 Population in Kuala Lumpur according to ethnicity

Lumpur to act as an even bigger driver of Malaysia's economic growth, much still needs to be done in
order to unlock its potential particularly in the area of financial services.
It has been acknowledged that a capital city's financial maturity and progress depends on the strength
of the country's overall financial services industry. In this context, the importance of the financial
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Income share for


The Setapak area has generally been a tiring but bustling commercial and residential area which had
not seen any major development for decades until the last few years when a number of modern
condominiums, shop offices and retail centres have been developed.
Many of the buildings are remnants of the 1960s which fail to meet the needs and standards of
contemporary businesses, retailers and consumers and having suffered ageing, outdated and
inadequate commercial properties for decades, Setapak is more than ready for a new wave of modern
lifestyle development.

4.
2 ECONOMIC OVERVIEW OF SETAPAK

Setapak is growing into a thriving modern community and becoming more popular with developers,
homebuyers and business owners. The area is gaining a more upmarket feel following the completion

Setapak is considered to be a suburb of Kuala Lumpur city and is in close proximity to the KLCC area of
the city (the subject site is approximately 7 km from the Petronas Twin Towers). It has an approximate

of new developments, but has further opportunity to become more upmarket due to its close
proximity to the DUKE Highway and the city centre.

population of 300,000 generally within the middle and middle-upper income groups.
Festival City Mall, anchored by Parkson opened in August 2011 to tap into the growing population in
the area. The mall reportedly has a catchment population of over 400,000 within a ten minute drive.
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Festival City Mall, anchored by Parkson opened in August 2011 to tap into the growing population in

Education and health services are becoming increasingly important economic activities and are being

the area. The mall reportedly has a catchment population of over 400,000 within a ten minute drive.

promoted aggressively as major commercial services for the local and export markets. To promote the
development of educational and health services, more and improved facilities need to be provided.

A number of well-known developers are and have been active in Setapak including Platinum Victory
Development Sdn Bhd and Mah sing.
Setapak's location within the KL urban landscape suggests it will register greater urbanisation and

Development areas under strategic zone


Urban renewal / redevelopment areas

property prices will inevitably appreciate and due to the location of the subject site on the border of

The strategic zone involves Mukim Setapak. Major development in the zone shall be focused on

Setapak and the city centre, a mixed use lifestle, destination development with the right concept,

completion of the development programme.

pricing and demand is expected to be a catalyst for the area.

4.3 REVIEW OF KUALA LUMPUR STRUCTURE PLAN 2020


Objective
In order to create an economic framework for the City which will enable it to achieve its vision to be A
World-Class City, the government aims to:
enhance the Citys global and regional economic role as a leading centre of the Knowledge-Based
Economy;
attain a strong and well diversified economic base;
integrate with and complement the activities within the Multimedia Super Corridor; and
attain an optimum population size and distribution.

Kuala Lumpur as A major meetings, incentives, conventions and exhibitions centre


Business and conference tourism has expanded in recent years and is becoming a very important component of
the industry. As a strategy in developing the tourism sector, more state-ofthe-art Meetings, Incentives,
Conventions and Exhibitions Centre (MICE) facilities will be provided. In addition, there shall be concerted efforts
among the government and non-governmental organisations to organise and host international MICE events in
Kuala Lumpur.

Kuala Lumpur as A regional educational and health centre


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4.4 EDUCATION IN MALAYSIA


Education in Malaysia is overseen by one government ministries. The Ministry of Education
(Kementerian Pendidikan) handles matters pertaining to pre-school, primary school, secondary school,
post-secondary school and tertiary education. Although education is the responsibility of the federal
government, each state has an Education Department to coordinate educational matters in its
territory. The main legislation governing education is the Education Act of 1996.
Education may be obtained from the multilingual public school system, which provide free education
for all Malaysians, or private schools, or through homeschooling. By law, primary education is
compulsory. As in many Asia-Pacific countries such as the Republic of Korea, Singapore and Japan,
standardised tests are a common feature. Currently, there are 37 private universities, 20 private
university colleges, seven foreign university branch campuses and 414 private colleges in Malaysia.

Education in Malaysia

Ministry of Education
Figure 4.3: Development Strategy, Wangsa Maju Maluri
Review
The intention to enhance Kuala Lumpur and areas under the strategic zone such as Setapak in term of

Minister
Education

of Tan SriMuhyiddin Yassin

National education budget (2014)

economy and education is very much correlated with the proposal of The Medina. Not only that The
Medina offers an Islamic base education centre (Tahfiz School) that fulfil the demand in the market, it

Budget

RM54.6 billion (USD17 billion)

also offers economic enhancement through the business centre.


General details

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Primary
languages

Malay, English, Mandarin, Tamil

Another type of schools available in Malaysia is the Islamic religious schools or sekolah agama rakyat
(SAR). The schools teach Muslim students subjects related to Islam such as early Islamic history, Arabic
language and Fiqh. It is not compulsory though some states such as Johor make it mandatory for all

System type

National

Established

1956

Muslim children aged six to twelve to attend the schools as a complement to the mandatory primary
education. In the final year, students will sit an examination for graduation. Most SAR are funded by
respective states and managed by states' religious authority.

Literacy (2009)
Previously, former Prime Minister Tun Dr. Mahathir Mohammad suggested to the government that the
Total

95% (all 15 years and above)

SARs should be closed down and integrated into the national schools. However, his proposal was met
with resistance and later, the matter was left to die quietly.

Male

95% total, 98% 15-24 years

Female

95% total, 98% 15-24 years

Such schools still exist in Malaysia, but are generally no longer the only part of a child's education in
urban areas. Students in rural parts of the country do still attend these schools. Some of the academic
results published by these schools are accepted by mainline universities by taking Malaysia High

Enrollment

Certificate of Religious Study(Sijil Tinggi Agama Malaysia)abbreviated as(STAM), and many of these
Total

5,407,865 with 405,716 teachers (ratio 13:1), incl.


163,746 pre-school

Primary

2,899,228 (survival rate to last primary grade, Grade


6 is 99%)

and

Secondary

2,344,891 (66% male & 72% female students move


up to Secondary 1 from Primary 6)

4.5 1 TAHFIZ SCHOOL IN MALAYSIA

students continue their education in locations such as Pakistan or Egypt.


Some parents also opt to send their children for religious classes after secular classes. Sunday schools
after

school

classes

at

the

mosque

are

various

options

available.

Besides the ordinary Islamic religious school, there is also Tahfiz base school that focuses on Quranic
Table 4.4 Education in Malaysia

4.5 ISLAMIC EDUCATION IN MALAYSIA

base education.

No. State

A system of Islamic religious schools exists in Malaysia. Primary schools are called Sekolah Rendah
Agama (SRA), while secondary schools are called Sekolah Menengah Agama (SMA).

1.
2.

Selangor
Kelantan

Number
of Number
of Total
school under private tahfiz
ministry
of school
education
2
120
122
1
60
61
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3. Perak
4. Kedah
5. Pulau Pinang
6. Johor
7. Pahang
8. Melaka
9. Negeri Sembilan
10. Terengganu
11. Sabah
12. Kuala Lumpur
13. Perlis
14. Sarawak
Total

1
1
1
1
1
1
1
1
1
1
1
0
14

20
15
8
7
7
5
3
3
3
2
1
0
254

21
16
9
8
8
6
4
4
4
3
2
0
278

4.7 EXPATRIATES IN MALAYSIA


Malaysia is a top destination for both career advancement and great qualityof life, but expats move on
quickly and struggle to integrate with locals.Malaysia ranks highly in the Expat Experience tables at 5th
place, underlined by 72% of expats reporting a better quality of life. Three quarters (72%) also said they
have a more interesting life since moving, and 39% of expats stated that they have a better social life.
Other aspects that make Malaysia a top expat destination include the standard of accommodation.
More than two thirds (69%) claimed they have better housing and 31% owned a private swimming pool
when they didnt before.

Life in Malaysia is easier in a number of ways expats particularly report the ease of organising schools
Table 4.5 List of available Tahfiz school in Malaysia

(39%), finance (78%), accommodation (75%) and healthcare (69%), with almost all interviewed (92%)
complimenting Malaysia for the ease of local travel. Moreover, 42% enjoy more domestic help than

Data takenfromJabatan Pembangunan Al-Quran JPAQFebruary 2011

4.6 ISLAMIC BUSINESS & SERVICES

previously, 44% have more luxurious holidays, and over two thirds (67%) of expats associate Malaysia
with pleasant climate and scenery, and as a culturally interesting place to live (69%) with all the sights
and sounds that make the country unique.

Demand for Islamic financial services is growing both regionally and globally, and Malaysia has been

Malaysia is a top destination for career-driven expats. 61% move there for job opportunities and are

well placed to take advantage of this. It is Islamic finance that provides Malaysia with its advantage

most likely to be working in banking, insurance or financial services (79%). The majority of expats in

over neighboring financial centers, and those mapping out the countrys future business model would

Malaysia (83%) found that the financial status of their household improved. However, the country is

be wise to play to their strengths.

seen as a temporary base with three quarters (75%) considering another expat posting after Malaysia.

According to its central bank, Malaysias Islamic banking assets total US$168.4 billion, a quarter of its
banking system. This in turn accounts for over 10% of the worlds total Islamic banking assets.

Despite these positives, Malaysia is still a difficult place in which to integrate ranking 11th out of 30 in
for Integration. Just over half (56%) of expats reported integrating into the local community, which

The countrys Islamic financial sector is characterized by a robust and sharia-compliant regulatory

consequently makes the expat community much stronger with two thirds (67%) choosing to make

system. It has a strong sukuk (Islamic bond) market - over 60% of the global total - making Malaysia one

friends with other expats instead. Part of the difficulty with integration seems to be the language, with

of the worlds leading Islamic capital marketplaces. This attracts institutions from across the globe and

half (50%) describing it as difficult and only a third (39%) attempting to learn it in the first place.

an associated pool of liquid cash.

(60%) of expats socialise principally with other expats, while fewer than one in ten (7%) seek out the
company of locals over other expats.

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4.8 ECONOMIC JUSTIFICATION

4.8.1 DEMAND OF MODERN TAHFIZ SCHOOL

The Expat Explorer Survey 2012

4.7.1 STATISTICS OF EXPATRIATES IN MALAYSIA


Expatriates
Country

Few at the moment

Due to the arising awareness among parents on the significance of Islamic/tahfiz knowledge

Most schools that offer tahfiz education are of traditional and small scale.

To cater the need of elite Muslim community in Malaysia

To serve as academic institution for Muslim expatriates children

From the study, we conclude that the main target market for the urban Islamic development The

Percentage

Number

India

28.2

9,196

Medina is justified. The income share also satisfies the requirement for high end education offered by

Japan

14.8

4,826

the modern Tahfiz scool.

China

15.1

4,924

UK

8.6

2,804

Singapore

6.7

2,185

Iran

1,957

Yemen

4.2

1,370

Iraq

978

Indonesia

2.7

880

Saudi Arabia

2.5

815

Korea

2.1

685

Bangladesh

1.9

620

Religion (Islam) & society defender community / NGO

Sudan

1.7

554

Muslim restaurants

Pakistan

326

Libya

326

Producer & supplier of Halal food

Others

0.5

163

Seller of worshipping equipment

Seller of books/Islamic books

Garments

Services that are syariah compliance Islamic banking, takaful etc.

Apart from that, the second main target market for the Tahfiz scool is the Muslim expatriates children.
The data shown also proves that the target market is justified.

4.8.2 DEMAND FOR BUSINESS CENTRE


As for the business centre, the retails can be rented by many sorts of party ranging from individual to an

Sum

100

32,609

Source: Asian & Pacific Malaysian Journal, Vol 17, Nos 3-4, 2008

organization with Islamic oriented service/ business. Among them are:

Table 4.6 Statistic of expatriates in Malaysia


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Foundation:
1) Al-Bukhary Foundation Malaysia.
2) Al-Quds Faoudation Malaysia.
3) Yayasan Dakwah Islamiah Malaysia.
4) Yayasan Pembangunan Ekonomi Islam Malaysia.

There is actually a demand for developing an economic and social centre for the Muslim where unity
among the community is easily formed thus facilitating the economic development of Islam indirectly.

4.8.3 DEMAND FOR A MOSQUE


There is currently only 1 masjid for performing Friday prayer at Mukim Setapak which is Masjid Jameul
Ehsan, Jalan Setapak. The mosque with the capacity of 2500 people is located 3.3km away from the
proposed new mosque
At the same time, there are 2 surau that are organizing Friday prayer located within the vicinity of
Setapak area:
 Surau Muhajirin, Taman Setapak Jaya
 Surau An-Nur, Pejabat Agama Markas 12, Briged Kem Wardieburn, Setapak
The 130,000 population of Muslim in Setapak and the use of the 2 surau as place for performing Friday
prayer shows that there is demand for another mosque in Mukim Setapak.

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5.0 MARKET ANALYSIS


5.0 MARKET ANALYSIS
Market Feasibility Analysis is crucial for any new development to kick off. This is the medium where
thorough analysis is conducted particularly on the supply analysis, demand analysis and price analysis.

5.1 MARKET PRICE ANALYSIS


It is essential to look on how the location around Setapak influences the price for development of the
Medina. This will give more accurate picture for to design and complete the financial feasibility study of
this development.
Figure 5.1: Mapping of modern high end education centre surrounding the Medina
The market anaysis encompass surrounding the development up to 20km radius cover up to Setapak
Jaya, Wangsa Maju, Danau Kota, Titiwangsa, Setiawangsa and Jalan Ampang.

The analysis covered for the academic and business area.

Legend
A

: The Medina

: International Islamic School

: Sri Utama School

: Adni Islamic School

: Baseerah International School

: Garden International School

: Sayfol International School

: The International School of Kuala Lumpur

: The International School of Park City

: Mont' Kiara International School

: Help International School

: Mutiara Private School

Fairview

International

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5.1.1 Modern High End Education Centre

Table 5.1: Current supply & competitor analysis Modern High End Education Centre

5.1.2 Business Centre

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Table 5.2: Current supply & competitor analysis Business centre

5.1.3 Convention Hall

Table 5.3: Current supply & competitor analysis Convention hall


5.1.4 Hostel

Table 5.4: Current supply & competitor analysis Hostel

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Overall, the rate for academic fee and rental price rate for various development components to the Medina surrounding area are acceptable and according to the market price. Even though the Medina is competing
with other competitor. The price is moderately affordable compared to other places around Klang Valley such as Bangsar, Petaling Jaya and Damansara. Nonetheless, the situation will completely change when the
development of the Medina take place beyond than proposal.

Table 5.5: The proposal of


income

for

the

Medina

Combination of National/British/Tahfiz syllabus.

Affordable school fee.

5.2 Target Market

Provide hostel for accommodation.

The target market for Tahfiz school is mainly open to children that their parent is the expatriate,

Easy access.

ambassador, Muslim foreigners, local corporate/private or any affordable Muslim parents that want

Develop with water island that may enhance in learning process and environment.

advance their children to modern Islamic Tahfiz school environment.

The first Tahfiz school with IBS components and GBI certification.

The target market for business centre is mainly for Muslim corporate/private, retailers, foundations etc

Weakness

that want to open, expand or venture their business operation close to the school compound and

New school which then no proven academic track record.

vicinity of Setapak.

It may take longer duration to get the retailer as it option and limit to Muslim businessman or
businesswomen or corporate or organization.

5.4 SWOT Analysis


Opportunities
Strength

To create new Islamic education icon for the surrounding area.

Attract the urban and elite Islamic students.

The first Tahfiz school incorporated with business centre.

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Open for academic vacancies.

The students potentially been promoted to advance education level.

Attract the business activities.

Enhance the infrastructure.

Compete with other business or commercial centre surrounding the Setapak.

Threat

Local parents may option for national Islamic school like Islamic public school which are lower fee
and academic entrance requirements.

5.5 Marketing Action Plan

5.5.1 Collaboration
Caliph Holding is looking for any NGOs, foundations or individuals to work together to a common
purpose to achieve business benefit especially for the business centre. Collaboration relies on openness
and knowledge sharing but also some level of focus and accountability on the part of the business
organization.

Caliph Holdings is recommended selected students from the Foundation (the Pricipal) to be the student
in the Medina tahfiz school as recognize the Foundation name and their cooperation in providing the
land for development.

5.5.3 Web-portal or media social


The Medina also been advertised in official website;
www.themedina.com.my that divided in two categories;
academic and business information. This website is a

main

medium to keep in touch with our customers. For this


development, the potential parent or business body will
obtain all information regarding the school and business
information.
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Marketing and advertising via internet, potentially broad the target market not only in local Malaysian
but may also attract worldwide. The advertisement in the website will be throughout the development

5.5.5 Brochure

period until all retail units are fully sold. Then the school programme, calendar, event, etc will be

Caliph Holdings is promoting the medium brochure theme with a quality of colours and photos since

review, update and continued by appointed school operator.

the target market group is affordable parents or business body. The distribution this brochure also
selected and limited.

5.5.2 Billboard, Hoarding and Education or Property Exhibition

Hoarding, billboard, exhibition

Other alternative in the advertisement of the Medina, is promoted by using billboard. The billboard is
built in the Medina compound area. This billboard is facing main entrance and DUKE highway. Billboard
is one of the effective and efficient ways to advertise and promote the Medina. This billboard, may
open to public for their advertisement purposes which then may generate income to the Medina.
However the Islamic concept is remain in the advertisement. During the development and construction
stage, the advertisement of Medina is published surrounding the site hoarding as preliminary
promotion to the Medina.

At the same time, Caliph Holdings may join the education or property exhibition in promoting the
Medina.
5.5.4 Newspaper and Magazine
The Medina also to be advertised in the main medium published newspaper or magazine at a high
quality of photos and full coloured printed.

5.6 Conclusion
Overall, the market feasibility study that comprises of market supply analysis, price analysis and market
demand analysis illustrates the real situation with regards to the similar sector in Kuala Lumpur as well
as in Setapak surrounding area.

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Market supply analysis demonstrates that a small nos of private tahfiz school in Kuala Lumpur where it
seems that the supply is still entering the market despite economic uncertainty globally.

From the perspective of market demand analysis, a higher income of parent make them affordable to
go for private education centre such as the Medina where the expartriate may pottentially the main
target market for the Medina.

In terms of price analysis, it is clear that competitor to the Medina surrounding is relatively
competitive. This provides huge opportunities to the Medina to compete and affordable to welcome
the students and business body to join the Medina.

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Setapak's location within the KL urban landscape suggests it will register greater urbanisation

6.0 SITE ANALYSIS

and property prices will inevitably appreciate and due to the location of the subject site on the
border of Setapak and the city centre, a mixed use lifestyle, destination development with the

6.1

THE SETAPAK AREA

right concept, pricing and demand is expected to be a catalyst for the area.

Setapak is considered to be suburb of Kuala Lumpur, and is in close proximity to the KLCC area

Due to the rapid development and high marketability in Setapak, combining with the attraction

of the city (the proposed subject site is approximately 7 km from the Petronas Twin Towers)

of the surrounding area, we believe that it will exaggerate the needed for modern Islamic

formerly a tin-mining and rubber growing area. In Malay tapak means step so Setapak

school, business centre for Muslim entrepreneurs and a mosque as community centre for all

means one step probably referring to the close proximity to city centre, Kuala Lumpur.

Muslim or Malay community sited around Setapak area.

The earliest inhabitants of Setapak were the aborigines, and the Minangkabaus. On 12 April
1884 Frank Swettenham, the Resident of Selangor pleaded for the re-appointment of Batu

6.2

THE SUBJECT SITES ANALYSIS

Tapak as the headman of the aborigines living in that area, and hence the name Setapak, in
honour of the headman.
The mukim of Setapak is situated in the north-eastern part of Kuala Lumpur and has an area of
62 square miles (160 km2). The northern limit of Setapak is Gunung Bunga Buah; its northeastern limit is Gunung Bidai; to the east is Bukit Dinding and to the south-east is the Rifle
range. The Gombak River with its source in Gunung Bunga Buah, is the main river flowing
through the mukim. Setapak consists of Gombak, Hot spring New Village and a number of other
villages.
Lately, Setapak has an approximate population of 293,280 consisting Malay as the biggest races
represent 159,610 or 54% from the total population, followed by Chinese by 28%, Indian 10%
and others represent by 8% of the total population in mukim Setapak.
The Setapak area has generally been a tiring but bustling commercial and residential area
which had not seen any major development for decades until the last few years when a number
of modern condominiums, shop offices and retail centres have been developed.

Figure 6.1 Subject site

Setapak is growing into a thriving modern community and becoming more popular with
developers, homebuyers and business owners. The area is gaining a more upmarket feel
following the completion of new developments, but has further opportunity to become more
upmarket due to its close proximity to the DUKE Highway and the city centre.

Propose to develop 7.25 acres of Lot 27153 land at Mukim Setapak for purposes of mix
development consisting of a business centre, a mosque and a tahfiz school.
The subject site is located at Lot 27153, Jalan Semarak, Mukim Setapak, Wilayah Persekutuan
Kuala Lumpur (31100.31N, 1014322.08E)
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Elevation from sea level is 52m.


Proposed site is approximately 7 km from Petronas Twin Tower

6.3

GEOGRAPHICAL AND DEMOGRAPHICAL ASPECT

Table 6.1 Climate Aspect

6.3.3 Topographical Aspect

6.3.1 Wind Direction and Sun Orientation

Site consists of flat terrace area


Type of soil is sand with laterite due to surrounding area is hilly and ex-mining area

Winds are generally light and variable

The subject area is fully occupied by tertiary vegetation which less than 6 meter height

2 monsoon winds in Malaysia:


i.

Southwest Monsoon (May to September)

ii.

Northeast Monsoon (November to March)

Sun orientation consideration is to ensure the buildings work with the passage of sun across the
sky
The function of wind direction and sun orientation is to optimise the proposed building design

6.3.2 Climate Aspect (Based on Kuala Lumpur case study)


Malaysia or more specific Kuala Lumpur has tropical wet climate based on (Koppen-Geiger)
which is consider as no dry or cold season

The above topographic map of Kuala Lumpur and the


surrounding area has beenderived from satellite

Constantly moist
No

Elements

Average

Descriptions

Figure 6.2 Topographical Aspect

temperature 27 degree celsius

(degree celsius
2

Average precipitation (mm)

2366 mm

Average sunlight (hours/day

06:06 hours/day

Average

daylight 12:00 hours/day

(hours/day)
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6.4

SWOT ANALYSIS

Figure 6.4 Subject Location


2. Potential neighbourhood

Figure 6.3 SWOT Analysis

6.5

i.

Situated within a predominantly residential area

ii.

Surrounded with existing facilities

SUMMARY

From the SWOT analysis, we proposed to highlight 3 major advantage of the proposed subject location
which is:
1. Strategic
Location
i. Located
within close proximity to KL city centre
Relevant for an urban concept of Private Tahfiz School
ii. The development can be planned to capitalise on KL city skyline views
Panoramic background for the proposed development
iii. There are numerous undeveloped land plots in the surrounding area
Good for future extension/development

Figure 6.5 Potential Neighbourhood


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3. Good accessibility
i.

Good accessibility, visibility and prominent from the Duke Highway

ii.

Generally good accessibility to surrounding neighbouring residential areas

iii.

Located away from major commercial development which is less distractions to the
development of students learning

Figure 6.6 Accessibility

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7.0 DESIGN CONSIDERATIONS AND DEVELOPMENT


7.1 INTRODUCTION

west boundary. The Site is touched by accessible motorable road on the south side. The development is
planned to accommodate components as below:
i.

The Tahfiz school

ii.

The Business Centre

iii.

Mosque

In general, a school is just a school and many people may have in their mind that a Tahfiz School is also
as same as other schools. Hence, in order to make the development of The Medina is not like an
ordinary school we proposed to used a concept called Child-friendly School for this development.
Child-friendly schools are not architectural phantoms from a strange place. They are schools with
attributes typically associated with good schools in many countries. However, they have additional
elements that complement and reinforce the principles and practices of the child-friendly approach to

7.3 DESIGN CONSIDERATIONS


As the Tahfiz School is the main focus in the development of The Medina, the design considerations for
this proposal are more about the considering in developing a school. However, some of them might

education.
In this regards, the objectives of developing a child-friendly school are as follow:

also suitable for the development of other component in The Medina project.

Attarct students

7.3.1 LANDSCAPING

Improve learning achievement

School grounds form an integrated, holistic unity with school buildings and their users, but in

Provide safe, inclusive and welcoming environment for students

conventional school planning they are often neglected. Trees are vital for filtering sun, dust and noise
and for beautifying the school. Indigenous trees, shrubs and flowers should be planted in the school

Provide enabling learning environment including accomodating students with physical

compound along with edible plants meant to teach children food production and conservation. Trees

and mental learning

also have a softening and calming effect on the learning environment and its users. Planning the school

Cultivate harmony between the school and the community

Harmonize buildings, school ground and environment as students interact with them

landscaping is a good way to involve children in the realization of a child-friendly school.


7.3.2 Flexible Spaces

The basic planning and design requirements that make a good school are the foundation on which

Flexible spaces increase child participation in class and allow teachers to provide a more dynamic

further elemnets can be added to turn them into child-friendly school. Therefore, the development of

environment for learning and teaching. Such spaces provide opportunities for group activities, areas for

The Medina which is focused on the Tahfiz School is going to integrate the nature of the child-friendly

manual projects and easy access to open spaces. Individual classrooms or other facilities that create

school with the nature of Tahfiz School in Malaysia.

outdoor space between structures give students a chance to be in open areas when in transit between

7.2 PROPOSED PROJECT SITE

classes. Classrooms should be accessible for all children; ramps and wide doorways should be provided
for less mobile children.

The Medina is proposed to be constructed in an area of approximately 7.25 acre of land, located at
Mukim Setapak, Kuala Lumpur. The site is a flat land, having sparse vegetation and existing lake on the

7.3.3 Protective

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Depending on location and context, the enclosure and boundaries of schools can vary in form and
function. The goal is to find a balance where a fence can provide protection to the child from outside
elements such as traffic, animals can define boundaries to keep children within the school and can also
serve to section off an area for gardening and orchards.
7.3.4 Open Spaces

Figure 7.1: Mushrabiya screen as the building envelope

Furthermore, this concept also emphasizes the usage of the courtyard or also known as Sehan. In Islamic
architecture, Sehan is an enclosed area, often a space open to the sky. It may be filled with garden or water

Easy access to open spaces from classrooms allows children to be in close contact with their
environment and to engage in physical activities. Open spaces can be designed as play yards for sports,

features such as pond. The function of Sehan in Islamic architecture is to provide a private open area especially
for the females as they cannot expose their aurah to the public. In modern era, the function of Sehan or

school gardens and orchards, decks or verandas for outdoor learning activities, open performance

courtyard might be expand to be more useful because nowadays people treat courtyard as a recreation area, for

spaces, wide corridors and courtyards, trellises, canopies, shaded pavilions, niches, alcoves, play lofts

example as a swimming pool area.

and enclosed backyards. In typical child-friendly schools, the community would be allowed to use some
of these spaces after school hours for town meetings, local gatherings and other events.
7.3.5 Administrative Office
Separate space for faculty/administrative personnel gives privacy to students and teachers and
maximizes the use of classroom space, enabling staff to work separately from students. Proximity
between classrooms and administrative offices is recommended to monitor students activities and
create safety through transparency.
7.4.2

7.4

DESIGN DEVELOPMENT
Figure 7.2: Courtyard in modern architetcure

7.4.1 The Concept

Figure 3: Courtyard in Islamic


architecture

Precedent Study
In the development of The Medina, Caliph Holdings Berhad proposed to use fusion of modern & Islamic
architecture for the whole development. This concept emphasis the modernization of traditional Islamic
architecture such as the pattern screen for the building envelope or also known as the mushrabiya screen.

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Name of Building
Location
Architect
Concept

Bank Muscat Headquarters Building


Oman
Atkins
Fusion of modern & Islamic architecture
the building is low rise and arranged in L and U
shapes to create shaded courtyards, one of which is home to
a Moroccan-style garden, and another forms the
main entrance
the exterior is modern with traditional Omani and Arabic
themes
While glass is used widely, some windows are part-obscured
by patterned screens and some of the facade features
terracotta tiles
also reflecting Arabic style, water features and greenery are
prevalent

Figure 7.2: Bank Muscat Headquarters Building

7.4.3 The Master Plan


i. The Tahfiz School

Purpose

Sustainable
Initiatives

this project is designed to serve as a central hub for Bank


Muscat
the headquarters will eventually be home to 2,000
employees
was designed to provide a functional and attractive building
firmly
rooted in the Omani context
security measures were also paramount, given that the
building is a fully operational bank as well as a workplace
1 .External mushrabiya screens (Geometric Floral Pattern)
decorative & functional
high performance glass
reduction of glazing
2. Anti-sun green low E-coated glass
3. Long span overhang for shading devices

The school is planned around a central water body and courtyards offer a cool reprieve from
indoor spaces.Closed-knit community interwoven with crossing bridges to allow interaction
between buildings especially in the school compound. Water body located at the central area of the
master plan to soften the landscape zones with as much as natural features.
Administration Building is located adjacent to the Business Complex to act as a arch in the
middle of the site. These two related buildings are proposed to be build with attractive architecture
elements to make it dominant and stand out from other buildings.
Meanwhile, Hostel is located a slightly far from the entrance as to give privacy to the building.
Hostel consists of two towers to accomodated male and female students seperately. It is also
completed

with

facilities for

the students

purposes

such

Dining Hall,
Table 7.1 Precedent Study

Room,
Shop

other

as

Recreation
Convenience

and

others.

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Furthermore, Caliph Holdings Berhad also proposed to include a sky bridge to connect the
hostel building with the academic building. The purpose of this sky bridge is to provide direct
linkage to students to make them easy to go to class. Other than that, numbers of gazebo are
proposed to be build at the courtyard area as if they are floating in the manmade lake. The gazebos
are provided as the area for hafazan or memorize the Quran and it seems to be a very suitable
space for them.

ii. The Business Centre and Mosque

The initial purpose of the Business Centre is to support the operation cost for the Tahfiz School.
In related to that, it consists of shops and a convention hall for multipurpose usage. The Business
Centre building is located outside the schools compaund as it is open for public and for the
purpose od safety and security for the Tahfiz School. However, Caliph Holdings Berhad proposed to
link the building with the Administrative Building in the schools compound via a sky bridge from
the level of the convention hall.
On the other hand, in the Islamic tradition the Mosque serves as a 'Community Centre, bringing
people together both socially and academically. The mosque also functions as a gathering point at
the centre of community life. The Prayer hall elevated 1.5 meters higher than the road level
enhancing privacy for the user inside the prayer hall. Carparks are also provided in the mosque
compound and also serves the Business Centre as it is open for public.

Figure 7.5 Proposed Master Plan


Image 3: Proposed Master plan

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Area

Site area :

Plinth Area :

Percentage

7.6 SUMMARY

(%)

The proposed master plan would conceptualize the idea of construction a tahfiz school and business

7.25

acre

centre with mosque with an approach of fusion of modern and Islamic architecture. This is to embrace

29,339.48

modernist virtues of form following function; local materiality utilization and synchronizing the relation

4.35

acre

17,603.69

60.00

of child-friendly school and social and community parameters as well as structural architecture and
technological consideration. By taking The Bank Muscat Headquarters Building assist in producing a
more reliable, practical and buildable development plan within reasonable construction cost and

Development Component :
1. Administrative Building

2,004.40

5.55

2. Academic Building

6,030.18

16.70

3. Facilities

5,159.79

14.29

4. Others

7,638.87

21.16

5. Complex

12,650.00

35.03

6. Carpark

500.00

1.38

7. Landscape & Green Area

2,124.58

5.88

Total GFA :

36,107.82

100.00

duration. Furthermore, adaptation towards considerations of the child-friendly school and


consideration on the concept of fusion of modern and Islamic architecture together with green
technology and sustainability factors will make the development of The Medina stands out from other
development in the respected area.

Table 7.2 Development Component


7.5 DESIGN GUIDELINES AND STANDARD
For the practice in producing the proposal for The Medina, the design of each elements and
components are based on the standard of Malaysian Economic Planning Unit or EPU. It is a written
standard for the development of buildings in Malaysia.
The Standard of Procedures or S.O.A has been attached as the Appendix in this report for the
reference.

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8.0 CONSTRUCTION & PROJECT PLANNING

High-quality products and minimum waste due to work environment in factory is easier to
control.

8.1

CONSTRUCTION (SPECIAL FEATURES)

of complete assembly element or prop system for on-site casting process.

Caliph Holdings Berhad will proposed Industrialized Building System (IBS) and Green Building as one of
the technological component in its construction method. The adaptation of Industrialized Building

Elimination of conventional timber props and obvious decrease of supporting through the use

Stronger and safer work platform produced through compel assembly element.

Faster completion due to the introduction of prefabricated components to replace on-site

System and Green Building technology will make the duration of construction shorter and more
advance in term of marketability and demand. This two method covers all the main building in the

fabrication.

proposed project including business centre building, mosque building and the more important is
modern tahfiz building.

and prefabricated construction materials.

The design of the main building was meant to provide the pleasing combination of technologically and
environmentally for study, interacting and socialising for community. We have choose Industrialize

Safer, cleaner and more organized site due to the reduction of construction waste, site workers

Cheaper total construction cost as the result of all benefits gained from the above factors.

Building System (IBS) as a construction method and some green features in order to protect
environment and high quality control for the proposed project.
IBS components forms consists of column panel, beam panel and wall panel. They are constructed
according to a certain size from the construction drawing and every building involved different size of

8.1.1 Industrialized Building System (IBS)

panels. All the lifting works shall be done by using crane.

IBS is a construction technique where components are manufactured in a controlled environment (on
or off site), transported, positioned and assembled into a structure with minimal additional site works."

8.1.1.1

Column

(CIDB, 2003).
Column panels are constructed according to the size in the construction drawing. Prior to column
The term IBS is defined as innovative process of building construction using the concept of mass

panels erection, the workers should remark the columns area at the ground slab. It is important so that

production of industrialized systems, produced at the factory or onsite within controlled environment,

the column panels can be installed easily above the ground slab. These column panels will have

it includes the logistic and installation aspect of it, done in proper coordination with systematic

construction joint both at the top and bottom of the panels

planning and integration.


The main benefits that are gained from the utilization of the system are as the followings:

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8.1.1.3

8.1.1.2

Beam

Wall

Wall panels are constructed according to the size in the construction drawing. After the building frame
is constructed, the wall panels transported from the factory can directly installed between the column
and beam panels. After installation, the structure joint need to be carried out.

Beam panels are constructed according to the size in the construction drawing. After it transported to
the site, the installation can be simultaneously with the column panels and no shoring works need to
be done. The first floor beams can be connected to the column panels and this will minimise the
construction period. After all connection has been made, the construction joint can be started. Roof
beams also will adapt the Industrialized Building System (IBS) method of construction where the roof
beam panels are constructed at the factory and installed at the site.

8.1.1.4 Steel Frame Cladding

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With our modern Islamic design, the introduction of steel frame for cladding is coincides with the

 Green buildings make efficient use of the resources, have significant operation savings and
increases workplace productivity

Islamic concept for each of the building. Cladding is a protective layer of materials that separates a
building's structure and interior from exterior elements, such as weather and sound. The exterior

 Building green sends their right message about a company or organization-that it is well run,
responsible and commitment to the future

cladding is often not one material but an assembly of materials, and each material has its own
importance in blocking exterior conditions. Cladding will increase the aesthetical value for each of our

8.1.2.2 Benefits gained from the green building technology utilization

building.

Client:

Improve marketability and enhance the value of the property

Operational cost savings

Capital cost savings

Tax benefits for Green Building-encourage energy-efficient buildings

Occupants:

Lower maintenance costs and better performance


Improved occupants productivity

Lower utility demands in green Buildings lower demand on electricity, gas, and water utilities

Healthier indoor environment for occupants in Green Building

8.1.2 Green Building Technology


8.1.2.1 Why Green Building?

 Green buildings are designed to save energy and resources, recycle materials and minimize the
emission of toxic substances throughout its life cycle
 Green buildings harmonies with the local climate, tradition culture and the surrounding
environment
 Green buildings are able to sustain and improve the quality of human life whilst maintaining the
capacity of the ecosystem at local and global levels.
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8.1.2.3 Green Building Concept

100% UV rays
5

8.1.2.3.1
No
1

Application in All Buildings


Component
Lighting

Technological devices
Used LED fitting and Smart
lights have photo sensors that
read how much natural light is
in the building and dim electric
lights when there is substantial
natural
light
(Lobby,
management
office
and
common area).

Faade/ Cladding

Constructed
from
glass
elements which deliver high
levels of transparency and fully
integrated sun shading and
light reflection systems

Roof

Create to collect and harvest


the rainwater that falls on the
designed roof.

8.1.2.3.2
No
1

Water harvesting system

Application in Mosque (Special)


Component
Lighting

Innovative CHEEL system.


Condensate water harvested
from the management office
air conditioner, a heat pump
drawing heat from the airconditioner compressor and
providing energy for hot water
to the common toilets and
cool air piped into the
evaporative waterfall at lift
lobby
to
lower
the
temperature of the double
volume lounge and lift lobby
for additional indoor thermal
comfort for the residents

Technological devices
Used LED fitting and Smart
lights have photo sensors that
read how much natural light is
in the building and dim electric
lights when there is substantial
natural
light
(Lobby,
management
office
and
common area).

Frame

Used structural steel frame

Rain water harvesting system

Irrigation
for
green
landscaping use water used in
ablution and rain falls.

8.1.2.4 Green Building Index Certification

Green Building Index (GBI) is developed by Pertubuhan Arkitek Malaysia (PAM) and the Association of
4

Heat and sound

Uses thick,
sound-proof
laminated Low-E glass panels
that cut off heat, sound and

Consulting Engineers Malaysia (ACEM). It is a profession driven initiative to lead the property towards
becoming more environment-friendly
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The rating system gives opportunity for developers and building owners to design and construct green
buildings that can provide energy and water savings, a healthier indoor environment, better
connectivity to public transport and the adoption of recycling and greenery for their projects.

8.1.2.4.1 Criteria Buildings Rated

8.1.2.5 Summary

The development of the propose site is not fully adopting the IBS approach but every building is built
How GBI are AwardedGBI Malaysia are awarded by Platinum, Gold, Silver or Certified depend on the
score achieved. For this project, we proposed to achieved Certified status

using the IBS materials and green features such as frame structure, wall and beam construction,
laminated low-E glass for windows, rain water harvesting system and others. The conventional
approach is still being adopted and it is impossible to produce a fully development using IBS and green
technology. The integration of conventional and non-conventional methods can reduce the
environmental impact. The materials used can be integrated with conventional methods and materials
to produce better performance. The installation of IBS components are using the crane thus reducing
the application of scaffolding but still being used for other conventional purposes.

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The construction period is slightly faster because the prefabricated components are only installed once
it arrived at the site by using the crane and not involving general workers. Thus, this can reduce the
labor cost. Since the development is using the IBS and green technology, it can directly reduce the cost
of labor, materials and storage. The green features selection such as rainwater harvesting can help to
reduce the uses of clean water supply where this rainwater harvesting can used for gardening purposes
for instance.
Because the selection of materials is consist of IBS, the suppliers and manufacturers mostly are located
in Kuala Lumpur and Selangor. It is exactly near from the proposed site. The transportation from the
manufacturers is by the trucks or trailers is used to transport the materials to the site. The
transportation will be in bulk to reduce the cost but not exceeding the capacity allowed to ensure the
quality and safety of the materials are guaranteed before the installation begins.

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1. Specification

8.2

Overall Project Scheduling


 The design plan and specification meet the client's need and requirement, zero error
and follow the statutory requirement and standards.

8.2.1 Introduction
Also called as Project Planning which is a restraint for stating how to complete a project within a
certain timeframe.

2. Budget

The purpose of project planning is to define each major task, estimate the time and resources
required, and provide a framework for management review and control.
The total project will be starting on 1st week of January 2014 and the project supposed to

 The budget is acceptable and client ca afford to pay the project and contractor can build
and complete the project on time with a reasonable profits

complete on 3rd week of December 2015.


The construction period will be starting on 3rd week of August 2014 and is expected to

3. Schedule

commence along 72 weeks period.


Once completed, the operational stage will fully organized by Caliph Holdings Berhad for 30
years period before concession period ended.
After 30 years period, the proposed project will be fully handed over to Yayasan as per
agreement and the land owner of the project

 The schedule is practical and contractor can finish the project according to clients
requirements.
 The whole project includes construction of a business centre, construction of a mosque
and construction of a modern tahfiz school.

The proposed project consisting a business centre, a mosque and a modern tahfiz school where
all of these component will be handed over to Yayasan to operate.

8.2.2 Assumption for Development

The objective for the development process is to build, complete and operate the project
accordance to the specification, within budget and on schedule. To achieve of project planning,
there are three assumptions:

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8.2.3 Overall Work Program

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8.2.4 Summary from Work Program

STAGES

DURATION

1. Client & Consultant


(Design Development)

11 Weeks

2. Submission And Approval

24 Weeks

I.

Development Order

24 Weeks

II.

C&S Submission

18 Weeks

III.

M&E Submission

18 Weeks

IV.

Archi. Submission

18 Weeks

3. Construction

72 Weeks

4. Total Construction Period

107 Weeks

5. Period of Concession

30 Years

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9.0 PROCUREMENT METHOD


9.1 INTRODUCTION

In the BOT approach, Caliph Holdings as consultant or concessionaire retains a concession for a fixed
period for MICPM from Foundation (called Principal), for the development and operation of said
facility. The development consists of the financing, design and construction of the facility, managing

Procurement is a term which describes the contractual network of relationships which are formed
and maintaining the facility adequately, and making it sufficiently profitable. Caliph Holdings secures
between MICPM, Caliph Holdings, Foundation, Consultants and Construction companies, to enable a
return of investment of MICPM by operating the facility and, during the concession period, Caliph
building project to be realized.
Holdings acts as owner. At the end of the concession period, the Caliph Holdings on behalf of MICPM
may transfers the ownership of the facility free of liens to the principal at no cost.
It is also serve as mechanism which provides a solution to the question: "how do this project to
contractually build?"
A key characteristics of this BOT that MICPM is providing the financing. Caliph Holdings will drive the
whole project development and manage the MICPM investment (BUILD, OPERATE) inclusive of sourcing
The procurement process start by devising a project strategy. The strategy entails weighing up the
the development land with the Foundation, providing the design team, construction supervision and
benefits, risks and budget constraints of a project to determine what the most appropriate
operate a facility stated in the concession contract.
procurement method is, and what contractual arrangements will be required.
Then, the said development is handed over (TRANSFER) to the Foundation upon termination of
Understanding risk is essential, as although each procurement method follows a well-established set of
concession period. Proposal of concession period for the development of The Medina is 30 years.
rules and procedures, there are risks associated with choosing any particular route.

MICPM concerns focus on time, cost and quality (or performance) in relation to all aspect of the

9.3 PARTICIPANTS IN BOT PROJECTS

development approval, design, construction and operation of the building.

9.2 SELECTION OF PROCUREMENT METHOD


Caliph Holdings is proposed to have the Build, Operate and Transfer (BOT) as the procurement form
for development of The Medina.

Build Operate and Transfer (BOT) is a major startup business venture where private organizations

MICPM
(Financier)

undertake development and operation of a facility. The termination of the services occurs at the return
of the ownership of the facility to the right owner a fixed concession period up to 40 years. This
proposal that the next ownership of The Medina is Foundation.

Figure 9.1 Participants in BOT

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Principal

The financial agreements are private between the Caliph Holdings and MICPM. The agreement contains

In a BOT project, the principal is a Foundation that recognizes the need for facility but is unable to

the ratio of debt to equity and a detailed plan for the distribution of the expected revenues during

financially support the project.

operation.

Consultant & Concessionaire

Construction contract

After the identification of the need for the facility, Caliph Holdings act as MICPM consultant will be

The contract between Caliph Holdings and the future contractor is usually a fixed price contract or a

granted a concession. Caliph Holdings takes the responsibility of developing (designing, constructing

design-build contract.

supervision), maintaining and operating the facility, on behalf of the principal.


Operation contract
Financier

The operation contract is signed between Caliph Holdings and future operator. All contracts are strictly

Financing is supplied by MICPM.

related to each other and eventually shape the design, construction and operation of the facility and
describe responsibilities and risks. It is, therefore, crucial to obtain transparent contracting where all

Concession contract

risk and responsibility-bearing parties obligations are clearly defined. An open information structure

The concession contract is signed between the Foundation, Caliph Holdings and MICPM. This contract

and well defined contract management with agreed risk division will limit misunderstandings.

runs from the initial design stage through the final transfer, and includes the allocation of risks. The
main issues addressed within the concession contract are:

9.4 DELIVERY DUTIES AND RESPONSIBILITIES

1)

The length of the concession period.

Caliph Holdings is responsible for design, construction supervision and 30 years operation services.

2)

The starting date and the transfer date.

Caliph Holdings is also retains the operating revenue risk and any surplus operating revenue.

3)

The structure of the project company.

4)

The financial scheme.

5)

The financial guarantees.

6)

The financial ceiling of development costs.

7)

The financial ceiling of usage costs.

8)

The construction process.

9)

The completion time of the construction.

9.5 COMMERCIAL TERMS


The allocation of capital outstanding and profit distribution between MICPM and Caliph Holdings is 40%
and 60%.

9.6 BENEFITS OF BOT


BOT projects are considered applicable to this development. Among the benefits of BOT implemented

Financial agreements

in this development are:


1)

Completing the development within time frame and planned budget of MICPM.

2)

The project design can be tailored to the development concept, construction equipment and
materials that will be used as MICPM requirements.
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THE MEDINA URBAN ISLAMIC DEVELOPMENT


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3)

Transfer of technology and know-how.

4)

Reduce the risk burden to MICPM.

5)

More efficient since the design, construction and operation is in a control of Caliph Holdings.

6)

Secure profits and benefits to all parties involved; MICPM, Caliph and Foundation.

9.7 SUMMARY
The main function of the procurement is for risk allocation to each party. The BOT is used as
procurement based which that Caliph Holdings will drive the whole project development and manage
the MICPM investment (BUILD, OPERATE) since MICPM is providing the financing inclusive of providing
the design team, construction supervision and operate a facility stated in the concession contract. The
said development is handed over (TRANSFER) to the Foundation upon termination of concession
period of 30 years.

The allocation of capital outstanding and profit distribution between MICPM and Caliph Holdings is 40%
and 60%. This proposal to use the BOT contract approach since it is the best contract approach that
bundled together and transferred to Foundation and fully owned the Medina.

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THE MEDINA URBAN ISLAMIC DEVELOPMENT


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30% Capital Injection

10.0 FINANCIAL ANALYSIS

RM

22,190,844.41

For the purpose of this study, a broad financial analysis had been carried out based on the concept plan
provided. This is to study and analyse the viability of the proposed development. The evaluations were
carried out based on the following method:

Year Percentage

3
Construction Programme

2014 65%

a) Residual Valuation Method

2015 35%

b) Discounted Cash Flow Method

TOTAL 100%
Table 10.1 Assumptions

The evaluations are prepared based on the Gross Development Value (GDV) and Gross Development
Cost (GDC) of the proposed development during the development period of three and the half years
(3.5 years). It is stressed that all financial figure indicated in the report are preliminary and estimated
cost. Thus, it need to be adjusted accordingly when detail information regarding the development are

10.2 THE DEVELOPMENT


The development is expected to be carrying out within 3 and half years of development process. So,
the financial availability will also be based on the period of development. The prices that will be using

made available.

in the financial feasibility are:

10.1 KEY ASSUMPTIONS OF THE PROPOSED DEVELOPMENT


The financial analysis of the proposed development was done by taking into considerations the
following assumptions:

Concession Period/Repayment

NO
1

Year

30

Period
1

FEES/ RENTAL

Primary Students
Admission Fees (1st year only)

30,000.00

Students

14,000.00 / year

Hostels

1,000.00 / month

Construction Start Date

Year

1 (2014)

Construction Period

Year

1.5 (18 Months)

Handover Date

Year

Admission Fees (yearly)

7,000.00

Lease Start Date

Year

Students

17,000.00 / year

Hostels

1,200.00 / month

3
2

DESCRIPTION

Financing During Construction


70% Bridging Loan

RM

51,778,636.95

Secondary Students

Other
Cafeteria

3,000.00 / month

Shops

6,000.00 / month
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THE MEDINA URBAN ISLAMIC DEVELOPMENT


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Multipurpose hall

24,000.00 / month

Advertising

72,000.00 / year
Table 10.2 Estimated prices and fees

10.3 ESTIMATED COST OF DEVELOPMENT

The site preparation cost is incurred by the developer. Site preparation cost includes soil investigation,
site clearance, cutting and filling, leveling, demolish and debris removal from the site and terracing.

10.3.1 Gross Development Cost

Site Preparation Cost

Infrastructure Cost

The infrastructure cost include the cost for the construction of road and carpark, drainage, sewerage
and water reticulation system, upgrading of existing main excess.

The calculation of the Gross Development Cost (GDC) of the proposed development taking into
considerations the construction of The Medina. Several allowance of percentage was added to ensure
the rate use form cost data is applicable to the current proposed project. Allowance includes:

Landscaping & Turfing

Landscaping and turfing cost for this development is based on acre. The rate used is RM 10,000 per
a) 20% increase in materials price for the use of Industrialized Building System (IBS) components
acre.
b) 15% for the implementation of green technology such to at least get a GBI certified
(Refer Appendix A, B, C and D)

Building Construction Cost

This is the cost incurred for the construction of the buildings. The building costs are based on current
construction material cost. The estimated building construction costs are extracted from current
Apart from that, based on the observations, enquiries and discussion with contractors, developers, and

market situation and based on the cost data. According to the data provided by KPK Surveyors (a well-

valuers on the prevailing construction and similar infrastructure cost, we have estimated the total cost

known quantity surveying consultant firm in Kuala Lumpur), current rate for institutional building is RM

of development also include the following items.

1,350 per square and the rate provided is for the west region of Malaysia.

Contribution to Authorities

Professional Fees

These are estimated cost to contribute to the relevant authorities. The authorities include Drainage and
Irragation Department (JPS), Tenaga Nasional Berhad (TNB), Indah Water Konsortium (IWK) and others.

The professionals involved in this proposed project are architects, Quantity Surveyors, Civil and

Estimation was done based on the percentage required by the authorities itself or price range per unit

Structural Engineers, Town Planner and others. The costs allowed for our proposed project are 11% of

or acre.

construction cost plus 5% service tax.

Site Preliminaries Cost

Preliminary cost is the cost that paid by the developer for feasibility study on the land, consultant fees,
the applications, forms and others.
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Management & Legal Fees

10.4 DISCOUNTED CASH FLOW APPROACH


In order to achieve the internal rate of return of the proposed development, we also adopted the

For project management and supervision fees, the cost is calculated as 1% from the construction cost.

Discounted Cash Flow Method where the assumptions made as follows:

Whereas for legal fees, the cost is calculated as 2% from the gross development value or expected sales
income.

The development period is assumed to be fully completed within the period of 1.5 years.
(Calculation for Cash Flow is attached in Appendix J)

Advertisement & Marketing Fees


From the cash flow calculations, the payback period for the proposed development also being

The cost is calculated as 1.5% from the gross development value or expected sales income. This cost is

calculated. It is expected that the development will be able to achieve back their capital during the

for the purposed of advertising and marketing of the proposed development.

tenth month of year seven (7).

Financing Cost

(Calculation for Payback Period is attached in Appendix L)

Financing cost is the cost incurred in half of infrastructure and construction cost of the project for the
period of development. Bridging loan is taken to cover the period of the construction with the interest

10.5 RESIDUAL APPROACH

rate taken is 7%. The total bridging loan is 70% of the total development cost.
The residual method is based on the unit price concept that has been paid for such development

Contingencies

depending on the availability of the land to gains profit. In other words, the price unit of the
development is determine by the profit that being acquired from such business.

It is a sum set aside for unforeseen variation in development expenditure due to delay, cost inflation
(Calculation for Residual Method is attached in Appendix E)
and other risk. There is possibility that some additional cost maybe incurred during the development
period. For the proposed development, contingencies were allowed 5% from the total of building
construction cost, infrastructure cost and preliminaries cost.

10.6 PROFIT SHARING


Based on the residual calculation, the total profit for the proposed development is RM 157,630,197.20.
For the purpose of this development, we propose the profit sharing to be 60% and 40% between
MICPM Sdn. Bhd. and Caliph Holding Berhad.
Development Profit

RM 157, 630,197.20

MICPM SDN BHD

40

RM 63,052,078.88

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THE MEDINA URBAN ISLAMIC DEVELOPMENT


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CALIPH Holdings Berhad

60

RM 94,578,118.32

Table 10.3 : Profit Sharing

10.7 SUMMARY
The following is a summary of results obtained from the two methods used.

Table 10.4: Overall Summary of Proposed Development


From the table shown, it can be seen that the proposed development is viable and profitable. Analysis
has shown that the proposed development have a high success rate with developers profit based on
GDV is 12% and based on GDC is 25%. With the concession period of thirty (30) years, having the
payback of the capital on the seventh year can be considered as appropriate. From the development,
40% of the profit owns by MICPM Sdn. Bhd. while Caliph Holding Be

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11.2 QUALITY

11.0 PROJECT IMPLEMENTATION STRATEGY


Project strategy is the process of getting an initiative from start until end within scope, budget and
time. Project strategy is about execution. Its the science and art of getting things done and project
strategy is considered a strategic competency.

The Medina focuses more on green technology. Green technology is still considered as a new element
in Malaysia and thus making it quite difficult to measure the quality standard. Quality is an important
concern for all business organizations. Quality is the mean of combination between material
properties, the method of installation and the ability of workmanship at site that shows how the work
can be done and to be measured by client to judge the works if that works is satisfactory or not. Quality

The development of the Medina consists of many elements which may require proper planning and
strategy in order to ensure the project runs smoothly without any interruptions. It is prominent to
ensure the project implemented strategies in terms of time, quality and cost, labour, machinery and
material control.

of workmanship or aesthetics is largely beyond the inspectors responsibility. However, inspection by


the owners representative is intended to include concern not only for the structural integrity and
safety of the structure, but also for the quality of workmanship, selection of materials being used,
aesthetic values and similar matters involving compliance with the provisions of the contract plans and
specifications. Similar to time, quality of work should be in a reasonable or higher standard within the

11.1 TIME
Time is one of the key considerations when evaluating which type of contract to be selected. During the

limited budget. A proper guidelines and inspection is be enforced to ensure the good quality of work to
satisfy client and the end user.

actual construction, changes are likely to delay the project and lead to inordinate cost increases. The
Medinas development is involved concession period up to 30 years. Therefore, it is important that the
time planned is not changed during the project. The time control is essential to manage time for the
development and construction work.

11.3 COST
Cost control is the activity which compares cost performance against the cost plan, adjusting one or the
other dynamically by reference to the changing circumstances in the time, quality and overall
perception of the project. These are the basic tenets of systems theory, applied to objectives, control

A project that is implemented at high speed is potentially a high risk and therefore needs to be

and feedback.

carefully managed so as to promote the smooth interlocking of the working practices and
organizations. Proper flow of information transfer and the incorporation of effective quality control
systems are needed. A good and proper time management of work should be outlined in master work
program and other means of time table. It is essential to determine the time to complete the project
within the budgeted cost and standard quality of work.

Basically, the cash flow and cost controls are related to the bar chart of a project which can generate
the S-Curve which shows the flow and how the controlling of cost or money used within a project. The
cost involved in the construction of a project can be broken down into two major categories; direct and
indirect. Direct costs are associated with the physical construction of the project and include such
things as the purchasing of building materials, equipment and machinery operations, labour and
manpower.

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Factors should be concerned in controlling cost of the project are the required standard of

11.7 Conclusion

workmanship and materials specified, the complexity of work, any imposed constraints such as limited

While time, quality, cost, labor, machinery and materials are crucial components in order to ensure the

access or restricted working hours and onerous contract conditions imposed on the contractor.

project implementation will be carried out properly, it is also needs the touch of good project manager

Overruns in particular cost categories signal the possibility of problems and give an indication of exactly

and team members. For the Medinas construction projects, coordination and team work play

what problems are being encountered. So it is essential to well plan the cost control to avoid cost

important roles in ensuring smooth project implementation. Hence, project implementation strategy

overrun and also the delay of the project. The Medina project is a big and complex project with a

that will drive the development of The Medina will be detailed out once the proposal of this

thorough cash flow prepared before the commencement of the project. If the cash flow is followed

development is approved.

carefully throughout the project, overruns may be evaded.

11.4 LABOUR
Labour is the most essential element in construction project management. Labour should be well
managed in terms of division of work. Poor management of labour will cause a negative effect not only
in terms of money but could also be in moral problems. Labour should be provided by money intensive,
courses and training, certain benefits for them to retain the development project.

11.5 MACHINERY
Plant and machinery is the main item in a project to run construction works. Usage of the machinery
depends on the type of works. The plant and machinery should always be in good condition. Although
the cost of machinery is high, the usage of machinery guarantees the smooth flow of construction
works. Indirectly, the cost of labor may be decreased.

11.6 Materials
Materials usage should follow the specifications required. In addition, a good quality of materials also
will contribute to good workmanship. Furthermore, good quality materials are more durable and last
longer. The responsible party has the duty to see that the product furnished is in compliance with the
construction drawings and specifications.

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As a conclusion, the developer is advised to undertake and proceed with the proposal according to the
development composition that has been suggested in this report.

12.0 CONCLUSION
The development proposal of The Medina on the project site at Setapak, Kuala Lumpur is the most
reliable new project to be ventured into. It is because the feasibility studies carried out by emphasizing
on the location, market, economics and financial aspects; have proven that the proposal is viable and
will breed maximum return on investment.

Since our study is based on concrete data and information, the reflection of profitability is clearly seen
without any wall of doubt. It will benefit both parties; MICPM and Caliph Holdings in a way that it leads
to a win-win situation.

Not only that the proposal will succeed in bringing profit to the developer, it will also contribute
significantly in improving the economy and social of the surrounding Muslim community. Besides, the
success of this development proposal will indirectly enhance the name of Islam as it will appear to
become an iconic development in Malaysia.

Should MICPM disregard this project, the developer will lose the opportunity to the other rival
developers that oversee the potential.
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Clients to review this report, its findings and recommendations as deemed necessary as market
condition changes.
VII.

It must be recognized that real estate market and building industry fluctuate with market
forces. The results of this study are based on the information available as at the date of this
report and the assumptions stated in this report.

VIII.

This report is for the use only of the party to whom it is addressed ie. CALIPH HOLDINGS
BERHAD and is for corporate management purposes and no other purposes. Under no
circumstances will responsibility be accepted to any third party who may use or rely on the
whole or any part of the contents of this report. Any third party wishing to use this report
should obtain prior written approval from HEADQUARTER OF CALIPH HOLDINGS BERHAD.

13.0 LIMITATIONS OF STUDY & DISCLAIMER


Limitations of the study executed include the followings:
I.

Assumptions and deductions made for certain variables are based on the prevailing market
data;

II.

The proposed development only serves as a preliminary concept which warrants further
investigations and discussions before its final implementation.

III.

The development layouts proposed are deemed to be the most appropriate development at the
time of inspection. However, the client is not bound to follow the concept proposed.

IV.

No proper site level survey by the licensed land surveyor has been carried out to study the
topography of the subject property.

V.

No proper advice on the geology engineering aspects ie. on soil condition has been sought.

VI.

Due to the ever-increasing dynamicity of the national and global economic climate,
assumptions, conclusions and recommendations made in this report are of specific use to the
Clients intended under the current economic and market conditions. We would advise the

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