Savills Validates EVCC™ PEDAS RSA: Data-Driven, Retail-Ready

Levn admin
May 14
4 min read

Updated: May 16

Image Credit: Savills

In a strategic move to redefine Malaysia’s highway infrastructure model, Levn Capital has commissioned Savills Research, a division of the globally renowned Savills PLC, to undertake a comprehensive commercial feasibility study for the EVCC™ PEDAS RSA — the first privately owned, Platinum-rated Rest and Service Area (RSA) along the PLUS North-South Expressway.

Renowned worldwide for their expertise in real estate advisory, Savills operates in over 70 countries, offering specialist consultancy across commercial development, asset management, and investment-grade research. Their involvement in the PEDAS RSA initiative brings institutional rigour and international credibility to what is poised to become a national benchmark for data-led, commercially optimised RSA development.

This commercial assessment was jointly prepared by three specialist divisions within Savills Malaysia — Research & Consultancy, Retail Services, and Property Management — combining market intelligence, operational insights, and retail tenancy modelling to deliver a holistic and actionable evaluation.

Modelling Based on Verified Traffic and Turn-In Metrics

Savills' commercial assessment is grounded in the Traffic Impact Assessment (TIA) conducted in 2021 and updated in 2022, providing the foundation for robust forecasting and financial modelling. By end of 2025, traffic along the KM241 stretch of the North-South Expressway is projected to reach an Average Daily Traffic (ADT) of 74,552 vehicles, with private cars comprising nearly 90% of total volume — a key demographic in evaluating retail footfall and potential spend.

To estimate turn-in behaviour, Savills referenced a benchmark RSA along the existing PLUS Expressway within the same region, which recorded a total turn-in rate of 13.8% — inclusive of both RSA complex and petrol station entries. This provided a validated local reference point for turn-in performance.

In recognition of PEDAS RSA’s superior design, curated retail mix, and modern amenities, Savills applied elevated car turn-in rate assumptions of 8.0%, 10.0%, and 12.0% across three revenue scenarios. These assumptions translated into projected monthly diner volumes ranging from 232,800 to 343,400 visitors, forming the basis of tenant turnover forecasts and leasing viability assessments.

Rationalised Space Planning for Optimal Yield

One of the most critical insights from the Savills feasibility study was the importance of aligning spatial allocation with actual consumer spending behaviour, especially within the context of Malaysian highway RSAs. Drawing from national performance benchmarks, Savills observed that retail transactions at RSAs typically account for only 15% to 20% of F&B sales. This trend reflects the nature of expressway travel, where visitors prioritise food and short-stay convenience purchases over discretionary retail shopping.

Based on this, Savills recommended a strategic reconfiguration of the Net Lettable Area (NLA) to better reflect usage intent and spending patterns. The revised layout allocates 51,600 square feet to Food & Beverage (F&B) and 14,000 square feet to retail, bringing the total commercial footprint to 65,600 square feet. This ensures that both F&B and retail tenants are supported by sufficient footfall and trade volume to achieve sustainable sales productivity per square foot.

What further differentiates PEDAS RSA is its ability to fill a quality gap in a relatively short RSA corridor. Despite being situated only 30km away from existing RSAs, Savills found that PEDAS RSA is uniquely positioned to capture a market segment currently underserved by the traditional RSA experience. With its superior architectural design, contemporary tenant mix, and green-certified infrastructure, PEDAS RSA is expected to attract a new demographic of discerning highway travellers with higher spending power — individuals and families who may otherwise bypass older, less appealing RSAs.

Additionally, PEDAS RSA’s design incorporates dedicated drive-thru lanes, lifestyle dining formats, branded convenience anchors, and modular kiosks, creating a curated and elevated experience that departs from the utilitarian approach common to most existing RSAs. The site’s dual-access positioning — enabling entry from both the expressway and adjacent local trunk road — further expands its catchment beyond transient highway users to include local residents and institutional communities within a 10 km radius.

Operational Viability and ESG Excellence

A detailed operating expenditure (OPEX) model was developed by Savills to evaluate the financial sustainability of PEDAS RSA. The assessment covered both optimum and reduced headcount scenarios to ensure flexibility in operational planning. Under both models, the monthly OPEX is projected to range between RM2.89 and RM3.06 per square foot, covering a comprehensive scope of services including cleaning, security, mechanical and electrical (M&E) maintenance, waste management, utilities, and consumables.

These projections reflect a high standard of facility management, comparable to that of urban retail environments, ensuring that the RSA delivers consistent service quality while remaining cost-efficient.

Crucially, PEDAS RSA is designed as a Platinum-rated green building, embedding sustainability into every layer of its infrastructure. The development features rainwater harvesting systems, energy-efficient ventilation and lighting, and is equipped with high-powered EV charging hubs, delivered in collaboration with Tesla and Gentari. These environmental features are not only aligned with global ESG standards but also serve to reduce long-term operational costs and strengthen the asset’s resilience in an era of accelerated transition toward electric mobility and sustainable infrastructure.

Savills Strategic Evaluation

Savills’ strategic evaluation affirms that PEDAS RSA is a commercially sound and future-ready infrastructure asset. Grounded in verified traffic data and retail analytics, the project addresses current gaps in RSA quality while aligning with evolving mobility trends.

With its optimised layout, ESG-certified design, and EV-ready infrastructure, PEDAS RSA is positioned to deliver sustainable rental yields and long-term asset relevance. As the pioneer development under the Electric Vehicle Charging Corridor (EVCC™), it sets a scalable, data-driven model for modern RSA investment in Malaysia.