Tuesday, 24 December 2013

[TIPS] Malaysia Property Types

source: http://www.iproperty.com.my/resources/malaysia-property-types.aspx

Malaysia Property Types

Property terminologies are one of the most basic things you need to get right before you venture out to visit properties with real estate agents. Here's a list of the more common types of properties that are available in Malaysia.
Developer / New
Sub-sale / Secondary
Auction
Commercial
New developments that are purchased directly from property developers upon viewing the plan and/or show units.
Existing properties that are purchased from a seller who is not a developer.
Existing properties that are available at a below-market prices.
Properties that are mainly used for business purposes such as malls, offices, and so on.
There is a 'build-then-sell' properties, where developers complete construction before selling units.
These units are usually occupied by owners and/or renters, or are vacant.
Sold on 'as-is-where-is' basis. No guarantee is given on Vacant Possession and titles.
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Note: For auction properties, sometimes it is not possible to inspect the interior of the property, but to rely on information given is a risk that the bidder has to take.
The three major property types
Land
Land status can be checked at the Land Office or the State Land Registrar.
Freehold land

Leasehold land

Malay reserve land
Commercial
These days, commercial buildings often combine functions e.g. retail on the lower floors and offices on the upper floors.
Retail lots / stores

Shopping centres

Shop offices

Shop houses

SOHO / SOFO / SOVO

Commercial buildings

Factories and warehouses
Residential
Solely used for residential purposes, not for business or office purposes.
Apartments

Serviced apartments

Townhouses

Condominiums (Studio, standard, penthouse, duplex)

Terrace houses (single or double storey)

Semi-detached houses

Bungalows
Further explanation on the three land types
Freehold
Leasehold
Malay Reserve Land
The tenure of freehold land is for life. You own the land, the unit, the building and anything that is on the land. There is no time limit for the owner and the freehold land lies with the titleholder until the property is transferred to someone else.
Leasehold land is returnable after the expiry of the lease period. This type of land usually belongs to the government and the lease is often for 99 years. When the lease expires, the government can take back the land or lease it further. At the end of the lease it is fairly easy to renew the lease for a further 99 years upon payment of a premium based on the current market value of the property. It is also possible to arrange for a new lease during the period of the existing lease.
Malay Reserve Land is land that is exclusively for Malays or Bumiputeras. It cannot be sold to other races, including foreigners.
* All data and information is correct at time of upload. These articles are for information and basic educational purposes only.
Consumer experiences may differ depending on location or other factors.

Saturday, 21 December 2013

[FOR SALE] Luxury Duplex Penthouse @ The Meritz KLCC


 














This is a Fully furnished luxury duplex penthouse/ corporate suite comes with a fully-equipped professional Chef industrial kitchen, Two spacious bedrooms, One small office/study area, spacious hall which capable for 30 pax for retreat/ function needs and 8 reserved car park bays.


Asking Price
RM5,200,000
Built Up
3283 Square Feet
Bedrooms
2+1
Bathrooms
3
Hold Type
Freehold
Facility
BBQ, Gymnasium, Jacuzzi, Playground, Sauna, Swimming Pool


The Meritz is a FREEHOLD high rise residency strategically located opposites the Petronas Twin Towers- KLCC and Avenue K merely 3 minutes walking distance.

It is easily access to Jalan Ampang, Jalan Tun Razak, Jalan Sultan Ismail, Jalan Yap Kwan Seng, Jalan P-Ramlee, Ampang-KL Elevated Highway (AKLEH) , MEX Highway and etc.
Besides Suria KLCC, there are several shopping heavens within short distance including Pavilion KL, Lot 10, Starhill Galery, KL Plaza, Sg Wang Plaza, Berjaya Times Square and BB Plaza.
For golf enthusiasts, there Royal Selangor Golf Club located just within 3 kilometers. For kids’ education, there are Fairview International School, Sayfol International and Alice Smith International School and some local schools located nearby.


** owner welcome to list **

For viewing & further inquiry kindly contact:  +6 016-303 1788/ kltopproperty@gmail.com



Tuesday, 10 December 2013

[FOR SALE] Villa Wangsamas @ Wangsa Maju

 



Villa Wangsamas is a high density condominium strategically located next to Wangsa Maju Urban Center. It is the only freehold condominium among the new condomiums in that area. It comprises a total of 1317 units which consists of two phases, Phase 1 (5 towers) and Phase 2 (4 towers). There are 8 units per floor for typical unit.

This up market condominium is also easily accessible from Jalan Jelatek, Middle Ring Road 2 (MRR2), Ampang-Kuala Lumpur Elevated Highway (AKLEH) and Damansara Ulu Klang Expressway (DUKE). It is within minutes to KL city centre, Ampang, Melawati and also accessible by trains by the Setiawangsa Putra LRT station and 10 mins walk to Sri Rampai Putra LRT station.


Property Details:-
Developer: Setapak Heights Development
Completion Date: Jan 2010
Built-Up: 1267 sqf (phase 2)
Room: 3
Bathroom: 3
Carpark: 2
Furnishing: Partly furnished

Facility BBQ, Parking, Gymnasium, Mini Market, Playground, Swimming Pool, Wading Pool, 24hr Security

* Hassle free by just calling one agent *
*** owner welcome to list ***


Selling Price: RM560,000
For viewing kindly contact:  016-303 1788/ kltopproperty@gmail.com

Tuesday, 22 October 2013

[NEWS] 大馬房地產 台灣投資客新歡

source: http://www.wealth.com.tw/index2.aspx?f=681&id=2604

大馬房地產 台灣投資客新歡
日期:2012-09-05 作者:王柔雅 出處:財訊 第 406 期

 
 
 
國內房市景氣慘澹,投資客集體出走到海外置產,繼美國、日本後,馬來西亞成為新的投資天堂,海外資金狂湧,逼得馬國政府祭出限外令,究竟大馬房市魅力何在?
央行抽銀根、限縮房貸成數,加上奢侈稅兩年閉鎖期緊箍咒罩頂,讓國內房市買氣急凍,今年以來,不少新案接連傳出「零成交」災情。眼見台灣房地產「不好玩」,投資大軍轉奔海外炒樓,買下美國、日本宅當房東還不過癮,現在連過去冷門的馬來西亞,也成為投資客熱愛的投資標的。
 
五十多歲的醫藥從業人員王麗(化名),八月中旬剛參加完馬來西亞賞屋團,正和先生商量,預購買下一戶位於吉隆坡雙子星大樓附近的預售屋,若案子成交,將是她這一年內在大馬買進的第三戶房產。
 
二○○七年開始在新北市三重區投資小套房的王麗,每月光靠收租,就有四萬五千多元進帳,比她在藥局一個月薪水還多。尤其捷運蘆洲線從動工至開通以來,鄰近捷運線的房產價值跟著水漲船高,享受過新興區域的增值甜頭,王麗更加大膽投資房產。
 
去年九月,從事房仲業的親戚向她介紹馬來西亞房市,雖然產品並非處於都心地段,一聽到二十坪、總價六百多萬元的預售屋,每個月預估租金竟高達三萬元,只憑一紙廣告單,王麗就決定下訂,之後陸續到大馬看屋兩次,今年一月加碼買進另一戶吉隆坡預售案,「兩戶總價才一千兩百多萬元,到目前只付了頭期款兩百萬元,但總房價一年內漲了六%,」王麗得意地笑說。
 
「投資一定要趁早!」王麗指出,相較於位置遙遠的美國、語言不通又地震頻傳的日本,開發中的馬來西亞房價基期低、地理位置與國俗民情與台灣相近,在當地置產相對放心。業者指出,和王麗一樣看好大馬的菜籃族投資客,近兩年增加不少。負責承辦大馬置產的台灣房屋海外事業部總經理秦啟松分析,低總價、高租金收益與增值潛力,是吸引投資客進場的主因。
 
根據馬來西亞房地產評估服務局(Valuation and Pro-perty Services Department, JPPH)與全球房地產指標(Glo-bal Property Guide)資料,去年大馬住宅均價僅約台幣二百萬元,與去年同期相比,今年第一季房價平均成長逾六%;房價較高的吉隆坡,房價亦成長六%,租金投報率達約四.七%到六.二%。
 
秦啟松分析,雙北市房價飆漲,租金收益剩不到三%,加上奢侈稅、限縮豪宅貸款等政策,嚇跑不少投資客;看準馬來西亞房價仍低、有增值空間,且房屋買賣皆以室內實際坪數計價,依法還須按照住宅坪數大小,附贈一個以上的停車位,部分建商加贈裝潢,比起台灣公設比動輒三○%,相對划算,加上租金收益高,讓不少投資客趨之若鶩。

Wednesday, 2 October 2013

12招買產業致富


許多人有興趣於投資產業,但面對大馬這片不算小也不算廣闊的大地,常有不知何處下手的感覺,特別是手上資金有限及經驗不足的年輕投資者,更是需要在策略及技巧方面的指導。
  • 許多人有興趣於投資產業,但面對大馬這片不算小也不算廣闊的大地,常有不知何處下手的感覺,特別是手上資金有限及經驗不足的年輕投資者,更是需要在策略及技巧方面的指導。(圖:馬新社)
房產投資暢銷書作者兼理財培訓導師米蘭多施早前在國際青年商會(JCI)舉辦的慈善產業投資講座上披露,借貸越多,越能致富,惟所貸款項必須精明地投資在可產生現金流入的產業,以支付銀行貸款。
不過,投資房產也講究策略與技巧,不可抱著只要是產業就可保值的想法,而米蘭多施也在該講座上分享了12種投資產業策略,並表示只要掌握其中2至3種就可靠產業投資致富。
1.向發展商購買,建成後脫售
米蘭多施表示,投資者可在發展商推出產業計劃之初,即先申請預訂,隨後在建築完工後脫售,通常可輕易賺取高達30%的利益,且一般鼓勵訂購2個單位以上,因售出2個單位後,所獲盈利足以購買第三個單位。
“該策略以往在產業市場牛市之時廣受採用,甚至投資者不計產業發展商素質、價格、地點等瘋狂預訂,並從中大賺一筆,惟如今卻不能一概而論,因此若要採用此策略,仍需遵守一些原則。”
他指出,投資者必須向對的產業發展商購買,切勿向新手發展商購買,特別是在近三四年間,有許多的建築商因產業發展有利可圖,即開發產業發展業務,但其實產業發展與建築工程是截然不同的專業技術,應謹慎避免向這類產業發展商購買產業。
然後,他表示要留意所購產業種類,因現在的租戶或住戶非常注重生活品質,因此一些必要的設施與方便還是需要的,如公寓至少要提供2個停車位、保安及其他設施。
“當然,對的地點、對的時機及對的價格也很重要,一定要向產業發展商要求折扣,包括土著折扣及優先預定優惠等,如果產業計劃具前景,可量購以要求折扣。”
他表示此策略中,投資者主要面對選擇產業計劃及貸款方面的挑戰,若能成功克服,即可輕鬆讓產業發展商及通貨膨脹率為自己工作掙錢。
2.買產業收租
米蘭多施表示,若以購買約20萬令吉的中低檔房產為例,收租可輕易讓投資獲7至9%的回酬,擅長議價者甚至可獲得10至12%回酬,惟通貨膨脹或是該策略最大的挑戰。
然而,他表示,買產業收租策略的好處則是投資者無需憂慮購買時機且相對低風險,但地點卻是最重要的考量。
他說:“任何坐落在離輕快鐵站有15分鐘步行距離以內的中低檔房產,我們可閉上眼睛購買,無需多作考慮,因需要租房子的人,一般上都同時需要公共交通便利。”
3.尋求10%增值潛能
米蘭多施披露,有地房產較有增值潛能,惟此策略的回酬一般都不吸引,標準回酬為每年3至4%。
值得注意的是,他強調,過去3至4年間產業市場的回酬狀況是“非正常”現象,而是產業市場的超級牛市,並可見價格平均飆升30至40%,惟該情況不是常有的,短期未來也不會再有超級牛市出現,投資者不可過度期望,而正常的上漲幅度為5至10%。
“但市場衰退期間卻是採用此策略的最佳時機,可增加回酬潛能,千萬不要在牛市購買。”
同時,他提醒投資者,若以最低首期投資有地產業,或會導致投資者陷入負現金流入的狀況。
“若我購買一間價值100萬令吉的雙層排屋,並付10%的最低首期,每個月的銀行分期付款額大約為5千至6千令吉;就算以每月3千令吉出租,我們仍有2千令吉的負現金流入,若投資者以自己的薪金填補負流入,這將會是非常高風險的投資。”
“惟若投資者具有足夠的資金維持,那就不會有問題。”
4.挑選地點上佳商業產業
米蘭多施稱,投資商業產業是產業投資的終極目標,商業產業是真正可賺大錢的產業類型。
同時,他表示該策略非常適合富裕人士,若投資者有200萬令吉的充裕現金,即可忘掉住宅產業投資,以商業產業為主。
他指出,投資在上佳地點的商業產業,平均回酬可獲4至5%,而較差的地點則可獲得7至8%回酬;同時,租金較高使投資者不會陷入負現金流入的狀況。
“上佳地點的商業產業回酬雖然相對低,但長期而言,增值潛能卻比較高,而所增值的空間可彌補回酬較低的不足之處;當然,正常漲幅為5至10%。”
地點是投資商業產業非常重要的元素,他表示,即使在同一商業旺區,不同位置的興旺程度也有所不同。
“這可能有很多因素造成,例如路況、設施、泊車位等,但有時也非常難以用常理解釋,即使開發該區的發展商也未必能夠準確知道,因此投資商業產業要求投資者在地點方面多加留意,多作考察。”
5.購買土地
米蘭多施表示並不鼓勵投資者購買土地作投資用途,因土地並不能帶來固定收入,除非投資者有過剩現金卻苦於沒有適合投資選項,或作祖業傳承用途。
6.種植地
米蘭多施指出,若投資者有興趣參與種植地投資,必須具備相關專門知識,同時切勿購買規模太小的種植地,因無法讓生產享有規模經濟效益。
另外,果園地也是一項有利可圖的投資,他表示曾有學生在90年代初投資榴槤園,收成後盈利可超過百萬令吉,惟如今種植榴槤不再好賺。
7.購買二手屋,裝修再脫售
米蘭多施以其學生的經驗為例說:“他在數年前以250萬令吉買下一棟老舊獨立式洋房,裝修重建花了100萬令吉,再以450萬令吉售出,從中賺取100萬令吉。”
“只要每2至3年尋得一項這類計劃,大概也足夠安穩生活了。”
惟採取此項投資產業策略也有其挑戰,他指出,某住宅旺區里有一廢棄10年的舊獨立式洋房,潛能良好,但卻無法聯繫上業主,因此至今仍無人購得。
“任何人若可聯繫上業主,或能以5年前的價格買下該房產,盈利空間很大。”
8.拍賣屋
拍賣策略基本上是一項頻率遊戲,米蘭多施說,一年前他受邀擔任拍賣會的主持人,現場有一位於舊巴生路的1千400平方呎公寓被拍賣,底價為19萬令吉,是非常具有吸引力的價格;然而,現場有15人競標該產業,最終以30萬3千令吉的價格成交售出。
“成交價格從具吸引力被拉抬至僅屬合理的價位,更重要的是,有14人須空手而歸,部份人士甚至感到不甘心,因拍賣之前投入了研究工作,而現在必須再次等待機會出擊。”
因此他說,拍賣策略是頻率遊戲,必須不斷嘗試至成功競標為止,嘗試得越多則機會越高,若投資者並沒有足夠的時間與精力,建議放棄採用此策略。
9.快速發展基建的產業
典型的例子為賽城,米蘭多施認為,投資者或發展商鍾情於賽城的主要因素為該區有Maju Express高速公路,使賽城前往吉隆坡的距離雖比蒲種更遠,但需時較短。
“購買基本設施或道路便利受提昇的區域中產業,當設施完成後,通常價格會上揚。”
10.新旺區附近的產業
米蘭多施表示,以馬洛夫路(Jalan Maarof)為例,該區的商業產業租金可達每月2萬令吉或以上,而售價為500萬令吉或以上。
然而,他指出,該區5年前的價格與租金分別只有現在的一半,而倍增的原因主要還是主要道路變得越來越繁忙。
“若投資者在其他主要道路預見上述情況將發生,即可投資該區產業。”
11.大學附近的房產
米蘭多施建議,投資者可精明地以商業角度出租房產,將房產間隔成更多房間出租,但千萬別裝修得過於豪華,因學生可能會弄損。
此外,他提醒說,儘量不要購買只有本地學生就讀的大學附近的房產,選擇擁有很多外國學生就讀的大學為佳,因外國學生有能力負擔比本地學生高約100至200令吉的房租,因此,只要產業中有5至6房,每月額外租金就相當可觀。
12.翻動策略
米蘭多施表示,翻動策略的操作一般持有產業不超過2年,甚至經常看見的操作是少過一年。
他指出,他其中一名學生每年都毫無例外地買賣至少2項產業,其中所賺取的盈利超過100萬令吉。
“然而,需要提醒大家的是,這是一門比較專業的策略,但依然是可行的。”
大馬產業市場看俏
市場對全球經濟發展動向持不同的見解,而大馬房產投資者更關心歐美經濟體的變化將如何影響大馬經濟,產業市場將會是持續走高?還是出現泡沫破裂的情況?
REI集團聯合創辦人兼首席執行員丹尼爾表示,大馬經濟並未受歐美經濟影響太深,因大馬在97年金融風暴中吸取教訓,將經濟模式從高度依賴出口至歐美國家,轉型至擴充內需經濟模式。
同時,他表示,大馬經濟較為穩定的原因還包括,政府非常積極輔助經濟發展之餘,私人企業界也非常活躍,而大馬也正從效能導向經濟,轉型至創新導向經濟模式。
經濟表現遠比歐美國家好
“目前大馬經濟的表現遠比歐美國家良好,最近8年內平均經濟成長達5%,伴隨著通貨膨脹率受控、低失業率及仍屬健康的政府債務。”
“我在大馬工作15年,期間聽過不少謠言,無疑大馬確實仍有很多進步空間,但目前所設定的方向絕對是正確的,而大馬政府也為實現目標方面制定了許多妥善的計劃。”
他舉例說,經濟轉型計劃、多項基礎建設工程、馬新高鐵以及依斯干達特區等,皆是政府一系列的改革計劃,以推動大馬經濟發展。
他表示,這些計劃可提振大馬經濟成長,然後產業領域將是首個受惠的領域,而他更聲稱,目前大馬人民或正見證著大馬產業發展歷史上最令人振奮的時期。
與此同時,他表示,大馬人口成長率穩定,平均壽命增加,且國家財富分配狀況均勻,促使中產階級也在遞增,這些也是大馬產業領域看俏的原因。
“約有72.5%或2千100萬大馬人生活在大城市且有不斷上升趨勢,而其中有760萬人居住在巴生河流域,未來或增至800萬以上;柔佛依斯干達特區則有150萬人口,未來可增至300萬人。”
“產業領域以非常正面的步伐成長,因大馬人收入走高,生活水準也相對提高,這意味著他們的償還貸款能力將加強,進而促進產業市場的發展。”
穩定基貸率有利產業領域
另外,國家銀行自2011年以來繼續穩定基本貸款利率,也有利於產業領域。
然而,對於家庭債務高企,國家銀行近期嚴打家庭債務一事,他表示,大馬家庭債務雖然高,但不良貸款率卻很低,這意味著大馬人民仍然有足夠的償還能力。
“以融資投資房產為例,只要所獲租金足夠償還每月貸款,那麼債務高也不是問題。”
他指出,大馬產業價格的可負擔性相較於香港仍屬健康,同時,大馬產業建築設計將往上發展,市中心外圍將可看到更多越建越高的公寓,而有地產業將逐漸減少。
此外,他也提及,銜接新加坡與吉隆坡的馬新高鐵使投資者可在巴生河流域以外的產業市場獲利。
結語:
米蘭多施表示,大馬擁有非常充份的產業投資機會,甚至不需尋找海外投資機會。
與此同時,他也鼓勵投資者可大約瞭解上述12種投資策略,但卻無需全部精通,只要掌握其中2至3項即可投資產業致富。
惟他也表示,更重要的是必須知曉何時需要轉換策略,因為有些策略會隨著時代的變遷或市場的變化而變得不實用,因此掌握變換策略的時機,才能在產業投資無往不利。

Monday, 9 September 2013

How will MRT impact the property market? | Malaysia property news and resources

source: How will MRT impact the property market? | Malaysia property news and resources

How will MRT impact the property market?
Sep 09, 2013

MRT Factor: With the construction of the 51km SBK (Sungai Buloh-Kajang Line) in full force, the market is already abuzz over the MRT’s (Mass Rapid Transit) potential impact on property value.

According to MRT Corp (Mass Rapid Transit Corporation Sdn Bhd), the SBK (Sungai Buloh-Kajang) line which starts from Sungai Buloh located to the north-west of Kuala Lumpur, runs through the city centre of Kuala Lumpur and ends in Kajang serving an estimated population of 1.2 million people. The 51km line will be underground for a distance of 9.5 km to be served by seven stations out of a total of 31 stations along the route.

The Klang Valley MRT project involves the construction of a rail-based public transport network which, together with the existing light rail transit (LRT), monorail, KTM Komuter, KLIA Ekspres and KLIA Transit systems, form the backbone of the Greater Kuala Lumpur/Klang Valley region.

Phase One of the MRT Sungai Buloh-Kajang Line from Sungai Buloh to Semantan is scheduled to be up and running by the end of 2016 while Phase Two from Semantan to Kajang will become operational by July 2017, allowing trains to serve the entire line. Each train serving the line will have four coaches having a total capacity of 1,200 passengers. It is expected to ferry approximately 400,000 passengers daily.

What will be the immediate and long-term effects of the new MRT lines on the property market in the Klang Valley? Most industry players are unanimous over one thing – properties within a reasonable distance from the new MRT stations will definitely see an increase in value. K.H. Sim, Chairman of Allstones Group Asia Sdn Bhd, a developer based in Kuala Lumpur, observes that the new MRT lines are already impacting the Klang Valley property market with land and properties in the vicinity of the line already commanding a higher price.

Bullish sentiment

“In the longer term, once the feeder bus services begin operations, properties in the surrounding vicinity will also experience a similar price increase. The MRT has become a strong selling point for existing and new developments along its route. I see the feeder bus services as a key component of the MRT as it connects passengers to the MRT for stations outside the CBD (Central Business District) of KL,” says Sim.

Although there is general bullishness in the property market for areas within the vicinity of the MRT line, the Chairman of Allstones Group Asia feels that it might not be a general property “boom” as he believes that land and property prices have run ahead of the country’s economic fundamentals, thus affecting the affordability factor.

“However, areas with newer or affordable housing will ultimately fare better than others. I see such opportunities in the southern sector of the MRT as properties in the northern sector of the MRT have run ahead of the secondary market with developers reporting sales of residential units above RM1,000 psf. There will be plenty of choices for both buyers and investors, and the general preference will be for new developments rather than older ones, but ultimately how many developments can be situated next to the MRT stations? Buyers should also consider the security, noise, privacy and maintenance issues for buildings within or adjacent to the MRT stations, given the premium they have to pay.”

Advantages of proximity

Sim notes that the main challenge for the property market and its players would be the intense competition for land along the MRT line. “We expect to see more players moving towards mid to high-end developments, banking on the advantages of close proximity to MRT lines and underscored by higher land costs and building materials. Land prices will be speculated as everybody is now trying to guess where the stations are for the MRT2 and MRT3 lines. Once the three lines are completed together and integrated with LRT, most of the Klang Valley will be connected and each location would no longer enjoy the distinct advantage of the MRT lines as before. It will be easier for office workers, local and foreign businessmen and others to travel for meetings, leisure, etc., instead of relying on cars or taxis. Thus, I would expect the government to impose some sort of road pricing or higher car park surcharges to encourage the usage of MRT in the CBD (Central Business District).”

Sim also opines that decentralisation of the CBD is inevitable and is already taking place. “This is already happening and the trend will continue. The movement of activities mainly affects the commercial sector. With or without MRT lines, activities are already being moved further from the KL CBD, particularly for the business sector. Many offices are moving back-end operations further away from the city centre for the benefit of both their clientele and employees. KL CBD’s concern will not be the decentralisation of business activities but rather the oversupply of office spaces. This will be more apparent with developments in the pipeline such as the Tun Razak Exchange (TRX) and the 118-storey Warisan Merdeka. There are certainly concerns but they could be overcome if the government continues to be proactive and places importance on security, corporate governance and transparency.”

Selling point

Renowned map maker Ho Chin Soon, whose famed buzzword “Follow the infrastructure” is repeated in his various property books and seminars, says that properties within walking distance of not more than 1,640 ft (500 metres) from the respective stations are expected to benefit. He explains that people might not be inclined to walk if the MRT station is further than that.

He continues to cite several ongoing developments such as the Tropicana Gardens in Kota Damansara by Dijaya Corporation Bhd that incorporates direct linkage to an elevated MRT station and Sunway Velocity, the integrated mixed project by Sunway Bhd near Jalan Cochrane as prime examples of property developers capitalising on the MRT factor as a key selling point.
The map maker feels that the property segments that stand to benefit most from the new MRT lines will be the residential sector in the outskirts of the Klang Valley and the commercial sector in downtown KL, especially in the CBD (Central Business District Area). “Workers will no longer need to drive to these locations. There will be higher demand from tenants to lease offices in these downtown locations. Most of the commercial components are downtown, whereas the residential components are at the fringes of the Klang Valley.

“It will also be interesting to see the developments at the RRIM (Rubber Research Institute of Malaysia) land in Sungai Buloh owned by EPF (Employees Provident Fund) and how they are going to parcel it out and transform the area. I’m guessing there would be some commercial components and hopefully some affordable houses as well,” says Ho referring to the 2,230 acres of prime land in RRIM, Sungai Buloh that was acquired from the government for RM2.28 billion by Kwasa Land Sdn Bhd, a wholly- owned subsidiary of EPF.

Vital accessibility

Sr James KM Tan, Associate Director of Raine & Horne concurs with Ho that people are already buying properties along the SBK line and prices have gone up in these areas. He however acknowledged that in some areas where there are chronic congestion and physical disruption due to the construction process, some property values might even go down in the short term.

“Sure, people will buy a lot of properties in and around the areas of the MRT, but currently some of the properties along these tracks are quite badly affected by the construction. There might also be some property buyers who question the benefits of buying properties near the MRT. For example, why should I buy a house with its back facing the MRT with all the attendant noise? What happens if there’s any train derailment or any other unexpected mishaps? There’s always a likelihood of physical danger if the tracks, trains and facilities are not maintained properly many years down the line,” says Tan.
Nevertheless, Tan feels that the MRT’s long-term benefits should outweigh the possible negatives. “It is long overdue. Accessibility is vital. For example, if you are staying in Kajang, you can hop onto a train and reach Sunway Giza in minutes to do some shopping. Accessibility is also linked to profitability. It saves people’s time and that means people are saving money. Businesses and commercial centres will also expand their catchment areas.”

‘Double-edged sword’

Integration is one of the critical factors to the long-term success of the MRT, and Tan cites examples of public transportation in Korea, Japan and Moscow as benchmarks of integrated Mass Rapid Transportation.
“Unfortunately, here the integration of the transport system is not up to mark. There are too many concessionaires to facilitate integration and it is very discouraging. Integration would make the life of the public easier and more efficient. It would improve accessibility and travelling time. Blue collared workers would have cost and time savings. They could also widen their availability in the employment market. Companies would find it easier to recruit staff who live far from the locations of their working places.

“In short, integration is one point that is always overlooked when planning for these transportation systems. For example, ample parking space is important at these MRT stations. Unless they have sufficient parking in and around these spots, it will create congestion and jam up the retail and commercial areas thus affecting the businesses at these stations,” says Tan while warning that having a MRT station linkage will not be a 100 per cent guarantee of success for a property unless accompanied by proper management and planning for access roads and other contributing factors. He cites the example of Plaza Pantai in KL that has the Kerinchi LRT station integrated within its building but has still performed poorly over the years in terms of rental yields.

The Raine & Horne Associate Director also begs to differ from Sim’s point of view and feels that the new MRT lines would not result in too much decentralisation of the CBD or lower property prices in the KL City Centre.
“Personally, I don’t see it. Some of the bigger shopping centres in the suburbs will have their catchment areas increased but in others I don’t think there will be any impact.

“People are creatures of habit. We won’t go into an area unless we have a reason to. People will still go to town for shopping, sightseeing and other activities. For offices, there might be decentralisation but the MNCs (Multinational Companies) such as the oil & gas and financial companies would still want to be in the heart of town. So, the MRT wouldn’t affect KL city’s status as the CBD. If anything, it will probably improve it,” argues Tan.

He also  thinks that the MRT could be a double-edged sword in relation to the affordable housing issue, with savings from better connectivity perhaps being cancelled out by the projected increase in property prices in these MRT areas.

Importance of demographics

Dr Sr Rosli Said, Senior Lecturer in the Department of Estate Management, Faculty of Built Environment, University of Malaya points out that apart from connectivity and traffic, demographics also plays an important role in boosting the growth of the property market in these MRT related areas.

“If the MRT station is located along the high-end or “wealthier” areas, it won’t drive the property market that much since most landlords in these locations tend to occupy the units themselves. This group of home owners would presumably prefer to drive their own cars. In addition, the age group of buyers also plays an important role in determining the growth of the property market in the affected areas. One may ask whether the MRT station is really convenient to everyone. We always see the term used “within a walking distance” from the station, but how do we define such term? For the younger generation, a 15-minute walk uphill to the station could still be considered convenient. On the other hand, purchasers aged 50 and above would not consider this as ‘within a walking distance’! The academician also adds that by referring to the theories of urban growth, with the advent of the MRT, the activities in KL CBD will naturally spread to the fringes of KL.

“The theories state that the urban area will develop in sectors in which high, middle and low income residents will tend to group. High income groups will purchase the most desirable areas for their houses, middle income groups will strive to join the upper-income groups and the basic premise is that higher-income groups establish the general direction of urban growth. The growth pattern of Kuala Lumpur can be seen either heading to the South or West of the city. Depending on which income group we are referring to, it can either have a good or bad effect as far as the property market is concerned. The tendency of having new activities at the city fringe will actually create benefit to the middle income group due to lower transportation cost and rental rates, provided that their workplace is located within the new economic activities in this area,” says Rosli.

The academician also suggests that when dealing with housing affordability in relation to MRT stations, we need to consider both housing and transportation costs. “Housing cost includes monthly mortgage payments, property taxes, insurance, utilities as well as property management and maintenance fees. The housing cost is the single biggest expense for most households. Transportation cost includes commuting costs (for transit riders) and petrol, insurance, car payments, insurance and maintenance (for car owners). Transportation costs are the second biggest expense on the household’s income. Both costs are very important especially for middle income groups because the combination of these costs claims about half of the average household’s budget.

“As such, the type of dwelling purchased and the type of transportation options would dramatically affect affordability. MRT lines could affect this particular group because its development will actually lead to increases in property values and in turn, threaten affordability. There is no way that affordable homes could be developed along the MRT routes unless the land bank is acquired near proposed MRT stations before the government announces the proposed MRT development or before speculators drive up prices.”

Finally, the UM lecturer cautions that affordability issues could get even worse unless the government intervenes with provisions of specific areas designated for affordable homes along these MRT lines or through mechanisms such as covenants and shared-equity arrangements.

- NEW STRAITS TIMES

Buying Malaysian Properties: A Hassle-Free Process | Malaysia property news and resources

Buying Malaysian Properties: A Hassle-Free Process | Malaysia property news and resources

Buying Malaysian Properties: A Hassle-Free Process
For foreigners intending to buy a home, Malaysia remains one of the most friendly and hassle-free nations in the region when it comes to acquiring propertiesPosted Date: Dec 20, 2012
By:
As a nation, we have introduced policies that are friendly towards foreign property investors in Malaysia, especially so with the Malaysia My Second Home scheme, which comes with plenty of benefits for non-Malaysians buying homes here. At the same time, Malaysia is also perhaps one of the most flexible countries when it comes to legal issues relating to the buying of properties by foreigners in the region.

Foreigners can buy any type of properties here, be it condominium, bungalow or even land, as long as it is priced above RM500,000. The buyer can buy both residential and commercial property in his or her name, or under a company.

A non-Malaysian buyer must also obtain the state authority’s consent before a property can be transferred; this usually takes anywhere from six weeks to six months (in Kuala Lumpur, this typically takes one to two months).

Apart from that, the entire buying process is the same as a local buyer. Interestingly, if the foreign buyer is not residing in Malaysia, he or she can sign the sale and purchase agreement at the Malaysian High Commission in their country of residence.

As for financing, Malaysian banks and foreign banks in Malaysia do provide loans to foreigners. They will typically finance up to 70% or 80% of the property price, and this is quite a bargain compared to other countries.

The restrictions are quite minor for non-Malaysians intending to buy a property here. Naturally, they are prohibited from buying properties that are valued less than RM500,000. Non-Malaysians are also prohibited from buying properties built on Malay reserve land, and those allocated to Bumiputera interest.

Let us look at the other countries in the region. The following points were shared by Chris Tan, managing partner of Chur Associates, during a session on ‘How to Sell Malaysian Real Estate Internationally’.

Singapore
In Singapore, Tan noted, non-Singaporean property buyers are only allowed to buy limited types of flats and condominiums without the need for approval. However, there are two important criteria for assessment:

•    Must be a PR of Singapore
•    Contribute financially to Singapore

Unfortunately, most of the properties are categorised under restricted residential property, thus foreign buyers must obtain approval for purchasing these properties. What are the restricted residential properties? They include:

•    Vacant land
•    Landed residential property, such as bungalows, terrace houses, semi-detached houses
•    Residential property in a building of less than six levels
•    A Housing Development Board (HDB) shop-house
•    A HDB flat purchased directly from HDB
•    A resale HDB flat where HDB has consented to the sale
•    Executive Condominium bought under the Executive Condominium Housing Scheme Act, 1996

Indonesia
A foreigner cannot own land in Indonesia. Tan said, “However, a foreigner can only acquire the leasehold title to a building – however, the title only lasts for 25 years with an extension of 30 years for a maximum of 55 years and then it reverts back to the original owner.”

Alternatively, he added, potential non-Indonesian buyer can set up a 100% foreign own company, but is only allowed to acquire property for only 25 years and is subject to renewal.

China
Tan noted that China is set to tighten restrictions on foreign real estate investment, according to a statement from the Chinese Ministry of Commerce (MOC) early last year. The MOC, according to Tan, has asked local authorities to increase supervision on property investment involving foreigners and strengthen risk controls on the real estate sector.

He noted that the statement stipulates that foreign funded developers will not be allowed to make profits through the buying and reselling of real estate projects. Tan also pointed out that the laws and procedures in China and for each state are neither simple nor transparent.

India
The Indian law states that non-Indians who reside outside of India cannot purchase property. A foreigner who is a resident in India may purchase property, but must obtain the approvals and fulfil the requirements, if any, as prescribed by the local authorities.

South Korea
Language is an issue in South Korea. For foreigners who do not have a comprehensive understanding of the Korean language, activities involving the purchase and sale of significant assets will be a challenge. Another issue concerns the remittance of revenue or profit from a property in Korea, which is not allowed unless the property is acquired through a stock company.

Thailand
The country prohibits foreigners from owning freehold property. Tan noted that the procedures are complicated and added that apartments can be purchased by foreigners as long as at least 51% of the building is owned by Thais.

Summary
In short, Tan sums up with the points that makes Malaysia a great place for non-Malaysians to set up their second home or find a property to invest:

•    Direct ownership
•    Able to own freehold property
•    Established commonwealth legal system
•    Constitutional property ownership right
•    Established banking system to fund foreign acquisition
•    Workable purchase procedures
•    Statutory protection for homebuyer

Saturday, 7 September 2013

Are you financially ready to buy a house in Malaysia? - StarProperty.my

source:  Are you financially ready to buy a house in Malaysia? - StarProperty.my


Are you financially ready to buy a house in Malaysia?

And what you can do if you’re not
Owning a home you can truly call your own represents the ultimate dream for many. But with escalating real estate prices and the burden of lengthy loan repayment periods that easily go into 30 years or more, buying and financing a home is not just a matter of saying “I like it” and signing on the dotted line. It is something that should be done with a great deal of sense and prudence.
For all aspiring Malaysians who are actively considering buying a home by taking a loan, here are three things to determine if you’re financially ready to undertake this life-changing endeavor:
1) Do you have enough for the upfront costs?
In Malaysia, most banks offer up to 90% of the property’s price (margin of financing) for your first two residential properties. If you receive that 90%, you need 10% cash to pay for the rest of the property’s price.
Say you’re targeting to buy a condo in Cheras for approximately RM400,000, you must have a minimum RM40,000 to pay upfront, be it from your savings or money from your parents, siblings or partner.
2) Do you have extra cash for miscellaneous fees and charges?
First-time home buyers may not know it; but buying and financing a home takes more than just the deposit and the loan, it also involves miscellaneous fees and charges that include, among others:
1. Stamp duty for transfer of ownership title (also known as memorandum of transfer or MOT) = 1% for the first RM100,000; 2% on the next RM400,000, and 3% on the subsequent amount.
2. Sale & Purchase Agreement (“SPA”) legal fees = 1% for first RM150,000 and 0.7% of remaining value of property within RM1 million
3. Stamping for SPA = Less than a hundred Ringgit
4. SPA legal disbursement fee = A few hundred Ringgit
5. Loan facility agreement legal fees = 1% for first RM150,000 and 0.7% of remaining value of loan within RM1 million
6. Stamp duty for loan = 0.5% of loan amount
7. Loan Facility Agreement legal disbursement fee = A few hundred Ringgit
8. Fee for transfer of ownership title = A few hundred Ringgit
9. Mortgage Reducing Term Insurance (ie. think of it as a life insurance for your home loan) = RM1,000 or more (some banks waive this amount)
10. Government Tax on Agreements = 6% of total lawyer fees
11. Bank processing fee for loan = RM200
*Note: The percentages are based on recommended numbers and industry averages. Actual figures may differ.
To put things into perspective, a home valued at RM400,000 with 90% margin of financing comes close to about RM20,000 in fees and charges – which will have to be borne by you, the buyer. Now consider this: do you have the money to make it happen?
3) Can You Afford to Pay the Monthly Installment?
Unless you have the financial muscle to buy a property with cash upfront (in which case, this article probably wouldn’t apply to you), you’ll need to secure a loan from a bank or a financial institution to help pay for your home.
Based on the current market rate of 4.2% to 4.4% p.a. interest for a standard home loan, you will need to pay a minimum of RM1,760 per month over the next 30 years for a 90% loan to finance a RM400,000 home. To quickly calculate the monthly installments charged by banks of Malaysia for a home loan of any value, you can use online calculators.
As most financial experts recommend that you allocate no more than one-third of your total income to pay off your home loan, this means you or your household should have an income of at least RM5,280 per month to afford the RM400,000 home.
Take note that Malaysian banks generally allow you to hold loans (including commitment for car loan, personal loan etc) of up to 80% of your income if you have a relatively good credit score, so you can always choose to increase your monthly installment and shorten your loan term. But make sure you’ve done the math and understood the financial implications before you commit!
What If I Don’t Qualify?
For those of you who can afford the monthly installment but do not have the necessary savings for down payment and legal fees & charges, hope is not lost.
For a start, you may consider looking around for properties with free SPA and loan facility agreements to save thousands of Ringgit in legal fees. This should be relatively simple as most new property projects commonly absorb the costs of legal agreements for home buyers.
To cut down on the initial payment needed to buy a home, do actively shop around for properties with low initial down payments. Many developers now offer competitive early bird or “easy entry” sales packages which include rebates of between 2% to even 10% of the property price.
Ultimately, buying a home is a serious life decision that shouldn’t be taken lightly. Though owning a home in a posh area is always nice, one should always consider one’s financial position when it comes to buying property, so you don’t end up being overly burdened for the next few decades. Hopefully, this article will serve as a general guide for all Malaysians who are thinking about buying a home now.
This article comes courtesy of www.imoney.my which compares between the various loans, savings and insurance schemes available in Malaysia.

Bungalow House for Sale - Country Heights Damansara Bungalow with Swimming Pool Country Heights Damansara, Malaysia, BUNG, 6BR, 8267sqft,

Bungalow House for Sale - Country Heights Damansara Bungalow with Swimming Pool Country Heights Damansara, Malaysia, BUNG, 6BR, 8267sqft,