PROFESSIONAL ACCREDITATION
- Certified ISO Auditor (SIRIM) – ISO 9001, 14001, 45001
- Certified Integrity & ABMS Officer
- Registered & Licensed REN
- RISM & BOVEA Registered Member
- CIDB Black Card Holder
- Malaysian Institute of Planners (Graduate Member)
EDUCATION & PROFESSIONAL CERTIFICATION
- BACHELOR’S IN URBAN & REGIONAL PLANNING (December 2000-July2003)
Universiti Teknologi Malaysia
- DIPLOMA IN TOWN & COUNTRY PLANNING (July 1994-July 1996)
Universiti Teknologi Malaysia
PROFESSIONAL SUMMARY
Strategic Property, Commercial Real Estate & Asset Management Leader with over 20 years of experience in portfolio optimisation, land monetisation, Transit-Oriented Development (TOD), leasing, acquisitions, asset enhancement, and corporate real estate across GLC, infrastructure, and public-listed environments. Proven track record in maximising asset value, NOI, occupancy, and NAV through disciplined portfolio strategies, technical due diligence, capex optimisation, Environmental, Social and Governance (ESG) compliance, and high-value redevelopment initiatives. Extensive leadership exposure in Board governance, federal stakeholder engagement, investment structuring, and nationwide commercial asset performance management
CORE TECHNICAL & COMMERCIAL CAPABILITIES
Land Bank Commercialisation & Monetisation
- Strategic land portfolio review and repositioning
- Highest & Best Use (HBU) analysis
- Structured disposal (tender, BOT, JV, leasehold model)
- Development rights optimisation
- Land premium negotiation & waiver applications
- Asset dilution & value unlocking strategies
Technical Due Diligence
- Title search, encumbrance & land condition review
- Planning status & zoning compliance assessment
- Development density & plot ratio evaluation
- Infrastructure capacity & utility assessment
- Topography, access and site constraints analysis
- Risk identification (legal, regulatory, environmental)
- Land Reservation and Title in continuation
Township Planning & Property Development
- Master planning (greenfield & brownfield)
- Concept planning & product mix strategy
- Layout approval coordination with Local Authorities
- Development phasing & infrastructure planning
- Consultant management (architect, planner, QS, engineer, surveyor)
- Authority submission & planning compliance
Feasibility & Financial Modelling
- Development viability analysis
- Cash flow modelling & IRR evaluation
- Sensitivity analysis (pricing, absorption, cost fluctuation)
- GDV estimation & cost benchmarking
- NOI & NAV planning and growth strategy
- Investment paper preparation for BOD approval
Leasing & Property Management
- Portfolio leasing strategy & occupancy optimisation
- Tenancy negotiation & agreement structuring
- Rental yield analysis & income enhancement
- Corporate real estate planning
- Facilities & maintenance oversight
- Asset repositioning & refurbishment management
- Project Management, renovation and project delivery
Governance & Commercial Structuring
- RFP structuring & JV evaluation
- Contract negotiation & POA documentation
- Board & EXCO investment papers
- ISO SOP development
- Stakeholder management (MOF, PTG, Land Office, Local Authority)
WORKING EXPERIENCE
HEAD, PROPERTY ACQUISITION
CP Malaysia
Led end-to-end property acquisition, landbank protection, and long-term retail expansion pipeline covering freehold and leasehold sites, unused land optimization, store rollout feasibility, governance reporting, and post-completion issue management.
Key Responsibilities & Contributions
- Led end-to-end property acquisition, landbank protection, and long-term expansion planning, delivering a strong Long-Term Plan pipeline aligned with business growth, network optimisation, and corporate real estate needs across regional markets.
- Managed real estate portfolio and annual budget across Malaysia, ensuring effective space use, cost control, and delivery within approved financial targets.
- Handled real estate transactions, including acquisitions, disposals, leasing, and lease renewals for both freehold and leasehold properties, supported by feasibility studies, financial analysis, and investment evaluation to ensure good returns.
- Acted as the main point of contact for internal and external stakeholders across regions, aligning real estate activities with business needs and maintaining good working relationships with landlords and partners.
- Prepared and presented Board of Directors papers and investment proposals, supporting clear decision-making and approval processes.
- Led asset management and portfolio improvement efforts, including redevelopment, repositioning, disposal, and alternative use of underperforming or unused assets.
- Oversaw Integrated Facilities Management operations across all sites, ensuring compliance with safety standards, operational requirements, and agreed service levels.
- Managed property operations and maintenance, ensuring assets are well maintained, compliant with regulations, and operating efficiently.
- Managed and coordinated external partners and service providers, including property agents, transaction managers, facilities management providers, legal advisors, and technical consultants.
- Led and supported team members across regions, providing guidance, building capability, and ensuring work is delivered according to company direction.
- Handled lease negotiations, renewals, and landlord matters, including rental reviews and resolving tenancy issues.
- Reviewed and managed Joint Venture Agreements and lease agreements, ensuring alignment with business and legal requirements.
- Oversaw lease execution, stamping, and registration, ensuring full compliance with legal and regulatory requirements.
- Managed financial matters related to properties, including purchase payments, rentals, quit rent, assessment, and taxes, ensuring proper tracking and timely payment.
- Set up and improved a centralised property database and reporting system, allowing better tracking, reporting, and planning of the portfolio.
- Identified and implemented ways to use non-core assets such as kiosks, storage space, and support facilities to generate additional income.
Key Achievements
- Identified, evaluated, and secured strategic freehold and leasehold sites, delivered the Long-Term Plan (LTP) pipeline, and led feasibility studies with Approval Governance & Investment Proposal Memo governance papers for new store expansion.
- Protected freehold land value through sale, redevelopment, and alternative-use strategies, while finalising pending asset disposals within timeline.
- Managed post-completion issues, landlord and third-party matters, title renewals, and delivery of registered titles for 3 stores in Melaka, Pahang, and Johor.
- Oversaw purchase price, rent, quit rent, assessment, and property tax payments, non-store space requirements, and centralised property database updates, including the opening of the new Jelatek and KSL Klang store.
- Led the acquisition of existing store in Perak at below market value.
VP, PROPERTY BUSINESS DEVELOPMENT & RFP PLANNING
Railway Asset Corporation (RAC), Kuala Lumpur
(Jun 2024 – Oct 2024)
Lead strategic planning, financial analysis, and commercialisation of railway land assets across Malaysia, with a focus on Transit-Oriented Development (TOD), land monetisation, and data centre development. Drive Financial Planning & Analysis (FP&A), business analysis, and investment evaluation to optimise asset value and support national infrastructure and digital economy initiatives.
Key Responsibilities & Contributions
- Led strategic development and monetisation of railway land assets, identifying redevelopment opportunities and formulating land commercialisation strategies for underutilised government-owned land along key railway corridors.
- Initiated and structured Transit-Oriented Development (TOD) projects through integrated mixed-use concepts aligned with national transport and urban planning policies.
- Led end-to-end data centre development initiatives, including site identification, technical suitability assessment (power capacity, fibre connectivity, infrastructure readiness), and commercial structuring to support digital infrastructure investments.
- Performed financial analysis, financial modelling, and FP&A functions for large-scale real estate and data centre projects, including budgeting, forecasting, sensitivity analysis, and investment appraisal.
- Conducted business analysis and financial evaluation of development proposals, including feasibility studies, demand analysis, risk assessment, and alignment with national digital economy strategies.
- Undertook comprehensive technical due diligence covering land title, zoning, restrictions in interest, development potential, and infrastructure capacity to support investment decisions.
- Directed feasibility studies and highest-and-best-use analysis, including land optimisation, density and plot ratio assessment, development phasing, and financial viability modelling.
- Structured and executed JV, PPP, and RFP frameworks, including tender documentation, evaluation models, and commercial negotiations with developers and investors.
- Developed strategies for railway reserve land (ROW), including land parcelisation, redevelopment packaging, and long-term lease or JV arrangements.
- Prepared and presented investment papers, financial reports, and business cases to Board, EXCO, Ministry of Finance, and key stakeholders.
- Led multidisciplinary teams and coordinated with federal/state agencies and regulators to secure approvals and ensure compliance with statutory and governance requirements (ISO 9001, 14001, 45001).
- Advised senior management and government stakeholders on property development strategy, land acquisition, asset monetisation, and long-term asset management frameworks.
Key Achievements
- Launched 3 major TOD RFPs- Ipoh, Seremban and KL
- Developed land commercialisation strategy for high-potential transit nodes
Head, Special Compensation (Land Management)
MRT Corporation, Kuala Lumpur, Malaysia
Jul 2017 – Mar 2024
Led the land acquisition strategy, compensation management, and development interface for major national rail infrastructure projects including MRT1 (Kajang Line), MRT2 (Putrajaya Line), and MRT3 (Circle Line). Responsible for managing complex land matters across urban corridors while optimising acquisition cost, mitigating legal risks, and facilitating future Transit-Oriented Development (TOD) opportunities.
Key Responsibilities
- Directed land acquisition and compensation strategy for large-scale urban rail corridors, integrating financial planning and analysis (FP&A), cost forecasting, and business analysis to optimise land procurement and compensation outcomes under the Land Acquisition Act.
- Conducted comprehensive technical and financial due diligence, including land ownership verification, title restrictions, zoning compliance, and development potential assessment, supported by financial modelling to inform alignment and station location decisions.
- Led feasibility studies and business analysis for Transit-Oriented Development (TOD) opportunities, incorporating financial modelling, demand analysis, and viability assessment to evaluate development potential and investment returns.
- Evaluated planning constraints and development impacts (zoning, plot ratio, infrastructure capacity) alongside financial implications and risk assessment affecting project feasibility and implementation.
- Managed land acquisition inquiries and legal proceedings, including Land Administrator hearings and High Court claims, supported by financial analysis and compensation modelling.
- Performed development viability and financial modelling for various acquisition structures, including direct purchase, leasing, strata acquisition, and land reservation mechanisms.
- Prepared land acquisition cost models, budgets, and financial forecasts, supporting FP&A functions, cost optimisation strategies, and financial control for large-scale infrastructure projects.
- Structured and evaluated RFP frameworks for TOD joint ventures, incorporating financial evaluation models, investment appraisal, and commercial structuring.
- Engaged with key stakeholders (MOF, MOT, JPPH) on land valuation and compensation, supported by robust financial analysis and business case justification.
- Led and coordinated the Jawatankuasa Khas Tanah (SCC), overseeing land acquisition decisions, compensation approvals, and policy matters with strong financial governance and analytical oversight.
- Prepared and presented strategic investment papers and financial proposals for Cabinet and MOF approvals, including financial modelling, risk analysis, and policy alignment.
Key Achievements
- Successfully delivered land acquisition completion for MRT1 (Kajang Line) and MRT2 (Putrajaya Line) within project timelines, supporting the development of Malaysia’s largest urban rail infrastructure projects.
- Achieved up to 80% cost savings in strategic urban land procurement through negotiation strategies, alignment optimisation, and land acquisition structuring.
- Secured approximately RM60 million in land premium savings through strategic engagement and negotiation with State Land Authorities and PTG.
- Successfully registered MRT lands within Kuala Lumpur at nominal premium of RM1,000, facilitating efficient land reservation and title registration for rail infrastructure development.
- Oversaw complex strata title registration and land reservation processes, ensuring legal and regulatory compliance for railway infrastructure land assets.
HEAD, BUSINESS DEVELOPMENT & LAND BANKING
OSKP Property Holdings Berhad
(2013 – 2017)
Led strategic land banking, business development, and real estate commercialisation initiatives, expanding the company’s development pipeline through acquisition of strategic land parcels, township master planning, and optimisation of existing property assets. Directed financial planning and analysis, business analysis, and investment evaluation to maximise asset value and ensure sustainable revenue streams.
Key Responsibilities
- Formulated and executed land banking and expansion strategies, aligned with long-term development pipeline and corporate growth objectives.
- Conducted comprehensive technical, commercial, and financial due diligence for land acquisitions, including planning status, zoning compliance, infrastructure assessment, land title verification, development constraints, and financial viability modelling.
- Supported and partially led township master planning, integrating market analysis, financial modelling, development phasing, and product mix strategy for residential and commercial components.
- Undertook detailed financial feasibility studies, cash flow modelling, investment return analysis, and sensitivity testing to optimise project viability and capital allocation.
- Managed planning submissions and regulatory approvals, coordinating multidisciplinary teams and engaging government agencies to secure approvals while integrating financial impact assessments.
- Negotiated land acquisition terms, premiums, and development conditions, applying investment and financial analysis to enhance project feasibility and optimise returns.
- Oversaw preparation and execution of key development transaction documents (SPA, JV agreements, LOA), ensuring alignment with financial and commercial objectives.
- Prepared and presented strategic investment papers, financial projections, and risk assessments for EXCO and Board approval.
- Developed leasing strategies for commercial and office assets, including tenant targeting, rental positioning, and financial modelling of income streams to maximise occupancy and revenue.
- Led marketing and promotion of office/commercial properties, integrating business analysis to identify opportunities, anchor tenants, and asset positioning.
- Directed portfolio optimisation, including repositioning, leasing, or divestment of underperforming assets, supported by financial analysis and investment evaluation to enhance capital efficiency.
Key Achievements
- Reduced land premium from RM27M to RM7M
- Secured strategic acquisitions below market benchmark
- Achieved 15% profit on non-strategic land disposal
- Repositioned underperforming landbank through leasing/divestment
- Identified and successfully acquired a 770-acre township development site in Negeri Sembilan, establishing a strategic landbank for future residential and mixed-use development.
- Acquired strategic development land in Shah Alam for residential and commercial projects, representing a Gross Development Value (GDV) of approximately RM400 million.
- Divested underperforming commercial land in Damansara, achieving a net return of 5% and optimising the company’s land portfolio.
- Optimised landbank by disposing underutilised Seremban exclusive bungalow land, securing a net return of 15%.
- Successfully marketed and sold 5 acres of commercial land, contributing to portfolio optimisation and supporting the company’s strategic marketing initiatives.
HEAD, PROPERTY UNIT (Property Development, Asset Management & Acquisition)
Perbadanan Nasional Berhad
(2009 – 2013)
Led the corporate real estate investment strategy and nationwide commercial property portfolio, overseeing asset acquisition & disposal, leasing, refurbishment, and asset management initiatives. Responsible for maximising portfolio value, ensuring strong occupancy, and implementing investment strategies aligned with corporate growth objectives.
Key Responsibilities
- Spearheaded strategic acquisition and management of high-value commercial assets, including the RM165 million commercial tower at Bangsar South and RM55 million office investment at Kelana Jaya, overseeing negotiations, due diligence, SPA execution, and Letters of Award (LOA).
- Directed nationwide leasing operations, including tenant acquisition, rental strategy, lease structuring, occupancy optimisation, and collection management, achieving sustained 85% portfolio occupancy.
- Managed full property lifecycle: acquisition, renovation, leasing, asset management, refurbishment, and monetisation, ensuring optimal return on investment for corporate assets.
- Conducted feasibility studies and financial modelling for office, commercial, and mixed-use development investments, supporting strategic acquisition and divestment decisions.
- Structured Build-Operate-Transfer (BOT) and profit-sharing mixed-use developments, including planning, financial modelling, and commercial agreements to unlock landbank and asset value.
- Directed refurbishment, repositioning, and redevelopment of a 12-storey commercial building, improving occupancy, rental yields, and asset market positioning.
- Prepared and managed key transaction documentation, including Tender Documents, SPAs, and Tender Evaluations for acquisitions, development, and leasing initiatives.
- Prepared and presented investment and property management proposals for Management, Directors, and Board of Directors approval, including financial analysis, risk assessment, and portfolio performance reporting.
- Oversaw nationwide corporate office portfolio, including regional corridor offices in Johor, Pahang, Sabah, Sarawak, and Penang, managing operational readiness, leasing, and cost control.
- Implemented collection and revenue monitoring processes for commercial properties, ensuring timely rental income, lease compliance, and financial performance tracking.
Key Achievements
- Managed and optimised a RM91 million corporate property investment portfolio, enhancing asset utilisation and ROI.
- Unlocked RM163 million projected returns through a BOT mixed-use development for strategic landbank in Bangi, Selangor.
- Enhanced landbank value via disposal of 1,500 acres in Iskandar Puteri, Johor, optimising portfolio capital and reinvestment potential.
- Led government compensation claims for land acquired for Senai-Desaru Highway, ensuring timely and maximised asset income.
- Successfully completed setup of 5 regional corridor offices within 3 months (Johor, Pahang, Sabah, Sarawak, and Penang), improving operational efficiency and regional presence.
- Spearheaded HQ renovation project, managing a RM15 million budget, delivering refurbishment on time, on budget, and aligned with corporate standards.
- Achieved sustained 85% occupancy across nationwide office and commercial portfolio through strategic leasing, marketing, and tenant engagement initiatives.
- Enhanced revenue collection and asset performance through implementation of robust leasing, monitoring, and asset management processes.
SENIOR EXECUTIVE, BUSINESS DEVELOPMENT
SP Setia Berhad
(2005 – 2009)
- Conducted land sourcing and site evaluation
- Prepared feasibility studies for >RM100M GDV projects
- Managed master plan approvals and planning submissions
- Government Liason
- Township Design Planning
- Leasing and Marketing
Key Achievements
- Identified and acquired 1010-acre township land (Semenyih)
- Conducted full technical due diligence (planning status, infrastructure, density)
- Prepared master plan and product development strategy
- Support preparation of detailed Master Plan, financial feasibility and cash flow modelling
