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

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?

Posted on March 6, 2013 - Featured, Investment.

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.

Land plot near Petronas Towers sells for RM495m

Land plot near Petronas Towers sells for RM495m - Property Auctions News, Property Investment | PropertyGuru

Aug 15, 2013 - PropertyGuru.com.my

Loke Wan Yat estate's trustees have sold a land parcel near the iconic Petronas Twin Towers, as well as properties collectively known as the Asian Heritage Row (pictured).

Loke Wan Yat Realty acknowledged the sale but declined to give further details except that both properties were transacted at around the same time.

According to a source, the 1.38ha freehold land in Jalan Ampang, between a Chinese temple and the Wisma Central, was recently sold for about RM495.34 million or RM3,325 per sq ft, making it one of Kuala Lumpur's most expensive properties. 

However, sources were not able to name the buyers.

Meanwhile, the Asian Heritage Row was sold to entrepreneur William Ng, who is also the property's main tenant.

The transacted price for each of the 12 properties, each measuring over 1,000 sq ft,  likely ranged from RM1,000 to RM2,000, noted a property consultant. Henry Butcher COO Tang Chee Meng added that a similar property in the area was recently sold for RM2.2 million.

Nikki De Guzman, Junior Journalist at PropertyGuru Singapore, edited this story. 

2013年06月14日 - 10年批逾万申请 中国人最多 - 封面故事 - 产业周刊 - 南洋网

2013年06月14日 - 10年批逾万申请 中国人最多 - 封面故事 - 产业周刊 - 南洋网

10年批逾万申请 中国人最多

• 封面故事
 
• 产业周刊
 

 2013-06-14 14:17

• 
  柴玺觉得大马是全球最适合居住的国家之一。

1 of 5

根据MM2H官方网站，在2002年至2012年11月份期间，我国共批准了2万328份申请，反应非常热烈。

申请者主要来自中国（17.5%）、孟加拉（12.1%）、日本（11.9%）、英国（9.4%）、伊朗（6.1%）、新加坡（4.3%）、台湾（4.0%）、巴基斯坦（3.9%）、韩国（3.4%）、印度（3.4%）以及其他（24.0%）。

申请MM2H的外国移民以中国人最多，预计参与人数会在未来几年继续增加，并持续刺激本地经济活动。

政府相信，未来参与这项计划的中国人会不断增加，进而推动国家经济增长。

5年内中国人将增2倍

在去年首11个月内，共有705名中国人的MM2H申请获批，2011年为405名。

从2002年至去年11月份，成功申请者更高达3562人，成为众国家之冠。

另外，中国驻大马大使拿督柴玺觉得大马是全世界最适合居住的国家之一，并看好在未来5年内，参与MM2H的中国人将剧增2倍。

欧阳羱瑱称，大马成为中国人的移居首选之一，是因为我国的经济增长不俗，以及拥有多元文化，特别是保留着传统的中国文化。

“还有一点就是，大马人懂得说华语，可以与中国人沟通，让他们倍感亲切。”

中国人多数来马经商

有人说，全世界都认同华人是善于经商的群体，他们在推动世界经济增长的舞台上，扮演着举足轻重的角色。

对于这个说法，欧阳羱瑱表示认同，因为他发现参与MM2H的中国人，尤其是40岁左右的人士，主要都是从商，而且他们表示考虑在我国经商，发展新生意。

他认为，倘若这些中国人在本地经商，将有助于带动经济与周边行业增长，还可制造更多就业机会。

询及他们的购屋方式，他说：“经商者拥有充裕的现金流动，可直接用现金购买房屋（大概占四成），只有六成的人士需要借贷。”

根据该公司的资料，八成的人士购屋主要是作为投资用途，例如出租，每年收取介于4至7%净租金率，其余两成则是自住。

我国拥有多元种族，除了各族文化各具特色之外，美食更是多不胜数，让许多外国游客赞不绝口。

欧阳羱瑱称，本地美食选择繁多，可满足不同人的口味。

关注治安公交系统

除了地点与价格之外，治安和公交系统是海外移民最关注的问题。

欧阳羱瑱表示，若我国希望吸引更多外国人前来参与马来西亚我的第二家园计划，必须致力改善国内的治安与交通状况。

“外国申请者最关注的是我国的治安问题，如果政府可以加强国家治安，这样他们便可安心前来长住。”

据他了解，目前参与MM2H的外国人主要是居住在吉隆坡市中心，尤其是吉隆坡城中城（KLCC）一带。

“他们平常多以公共交通工具代步，因此，我国可通过加强公共交通设施与效率，为他们提供便捷的服务。”

他认为，这除了有助于提升国家形象，更重要的是可惠及全国人民，一举两得。

“还有一点值得注意的是，之前报道指德士司机态度恶劣以及漫天开价等负面新闻，都会对国家形象不利，所以政府务必正视这些问题。”

依斯干达特区 日本人来马享晚年

前首相敦马哈迪在任期时，不时鼓励人民“向东学习”（Look East）；但有一句广东俗语“风水轮流转”说得真好，现在日本退休人士都选择在我国安享晚年。

日本人选择大马为退休天堂，是因为我国的气候宜人以及生活成本偏低。但有些日本人则因经历了骇人的天灾，以及日本人口老化的问题越来越严重，而选择在外国度过晚年。

从2002年至2012年11月份，共有2410名日本人参与MM2H，是继中国与孟加拉之后，最多申请者的国家。

根据调查，日本人普遍喜欢居住在槟城、吉隆坡以及巴生谷的高档地区。

国际教育枢纽诱人

最近，有些日本人已把焦点转向柔佛州马来西亚依斯干达特区，除了是基于上述因素，还包括这里的政治稳定、经济稳健增长、治安良好。

另一个他们最重视的因素，就是有机会接受英文教育。

坐落在柔佛的名校计有马尔堡学院、纽卡索大学、莱佛士美国学校、莱佛士大学依斯干达、南安普敦大学、荷兰海事技术学院、双威学院及莫纳斯大学等等，不计其数。

据了解，很多日本年轻人喜欢前往柔佛接受更好的英文教育，是因为学费偏低，有者甚至可节省高达1倍学费。

另外，有些日本人是因看到马来西亚依斯干达特区的发展越来越蓬勃，希望前来投资。

郭氏集团打造小日本

全球亚洲资产（马）私人有限公司总执行长马萨罗尼指出，马来西亚依斯干达特区及柔佛都是最佳投资地点，因为它们毗邻新加坡，所以拥有极好的经济增长潜能。

去年，该公司与郭氏集团（Kuok Group）子公司Berinda产业私人有限公司合作，在新山Taman Molek与Taman Ponderosa发展一个“小日本”，发展总值5亿令吉。

马萨罗尼说，该公司早在2010年，便萌起打造“小日本”的念头。

装潢以日式为主

“犹记得，当时我们刚刚开始在新山为Berinda产业销售高级公寓，例如Molek Pine Tower 3、Molek Pine Tower4及Ponderosa Lakeside公寓。”

他表示，为了在我国营造小日本的感觉，以及让日本人居住得更加舒适，他们的家居装潢都以日式为主，包括使用日本浴缸。

同时，该公司也训练来自菲律宾的佣人学习日语以及烹煮日本食物等等，以满足日本人的日常生活需求。

至今，该公司已经安排500名日本人住在柔佛，并将携带额外800名日本人参观柔佛。

随着越来越多日本人涌入柔佛，预计将有利于刺激马新旅游业。

槟城文化遗产添魅力

贵为世界文化遗产（World Heritage Site）的槟城首府乔治市（GeorgeTown），获外国人推选为8个退休的好地方之一。

乔治市与马六甲在2008年7月7日，同获联合国教科文组织（UNESCO）列为世界文化遗产。

美国著名的个人理财与商业预测杂志《Kiplinger》在稍早前进行的调查显示，外国人把乔治市列为其中一个退休的好地方，主要是乔治市拥有完善的医疗保健服务、生活成本低，以及大马政府积极推广MM2H，所带来的正面回响。

外国人无需担忧语言障碍

乔治市是整个亚洲唯一入选的地方，其余7个地方是麦德林（哥伦比亚）、杜布罗夫尼克（克罗地亚）、萨利纳斯（厄瓜多尔）、毕尔巴鄂（西班牙）、科罗纳多（巴拿马）、戈尔韦（爱尔兰）以及特拉斯卡拉州（墨西哥）。

该杂志还指出，乔治市的迷人之处在于拥有丰富的文化色彩、极具特色的建筑风格以及各式各样的美食。

“最重要的是，乔治市广泛使用英语为沟通语言，让外国人可轻松地与当地人沟通，无需担忧语言障碍的问题。”

槟被嫌屋价太高

根据调查，一对夫妻只需每月花费4650令吉，便可在乔治市过着不错的生活。

话虽如此，英国退休工程师詹姆斯贾斯迪则认为，若槟城的产业价格可以更加实惠，将让该岛更具魅力。

身为槟城常客的詹姆斯说：“有些高级公寓叫价接近100万令吉......在英国，这是1间平房的平均售价。

“槟城的屋价惊人，导致很多人还是把槟城视为度假胜地而已。”

他认为，产业价格应该取决于当地的生活成本，而且应该比他们（外国人）的国家更低。

他补充说：“如果可以降低房屋价格，槟城无疑是真正的退休天堂。”

2013年07月12日 - 屋有所值：投资房产 最佳时机 - 产业周刊 - 南洋网

2013年07月12日 - 屋有所值：投资房产 最佳时机 - 产业周刊 - 南洋网

屋有所值：投资房产 最佳时机

• 产业周刊
 

 2013-07-12 14:26

经济正朝向“衰退”的迹象，造成房贷利息逐渐减低，如今更达到了历年来最低点。

有人赶快将房子拿去再融资，从中套现再投资在其他地方；但也有人因为经济前景未明朗不敢轻举妄动。

但我个人觉得，因为目前正是投资房产的最佳时机。

根据研究显示，我国会在2015年中期才朝向经济复兴，因此今年和明年的经济，会继续处于恐固的状况，甚至有些人感受到一点“低迷”的迹象。

这个时候，大家肯定感受到处于两难的状态，物价高昂，利息低迷，工作前景不确定也不稳定，对于是否要买房子犹豫不决。

但我想提醒大家：机会稍纵即逝。

房地产价格长线来看，肯定都是趋升的，只是大家投资房产的时机是不是最低，脱售的时候是不是最高而已。

与家人合资投资

但是，不要忘记，所谓的“最高”和“最低”，很多时候只是在在时间过去后，反映在交易上的数据而已；在现实中，没有多少人可以在“最高”脱售，在“最低”买进。对于那些资金上有难题或受限的人，我建议大家可考虑和家人合资投资房地产，或通过有限合伙企业和朋友一起合资，加上向银行或金融借力投资房子。

当然，投资者房地产是“大买卖”，涉及的金额比股票、基金等等高，而且不像股票或基金般更轻进出场，所以绝不能冒冒然进场，必须从发展商到房子格局、周围环境和社区设备等等作考量。

发展商新建的楼盘，要是规划和地点好、周遭发展不俗，一般在7至10年后，大多可80%-100%的资本回酬。更好玩的是，当你付了头期后，当房子建竣后，要是找到好租户，你甚至可省下每月要付给银行的供款，同时享有房子往后升值的机会。

投资房地产需有耐心

房地产是可以保值和增值的资产，它不像车子那样，一出厂就开始贬值；反之，房地产价值会随着时间推移而上升。

房地产是长远的保值和增值投资项目，但投资房地产需要有耐心。

时间可以让房地产增值，但也有很多人却也将时间视为缺点，因为这样的投资，不像投资股票，行情天天起起落落，缺少现买现卖的刺激。

根据统计，我国房价一般上大约7至10年就会倍增，意思是，你投资的房地产在7至10年后脱售，大概可赚一倍。

投资项目的确有很多种，但我还是觉得创富的路，应该从房地产开始。

房价太高？

至于房价是否过高，得视乎该房价是跟以前的房价作比，还是未来的房价。

若是跟以前的房价相比，目前的房子显然是贵得多；若如果用未来的观念来看或比较，现在房子肯定比未来的房子便宜。

升值潜能最重要

由此可看出，房子昂贵或是便宜并非重点所在，重点是有关房子有没有升值的潜能。

当然，影响房产价格以及增值幅度的原因很多，例如发展商的信誉能不能加强市场的信心？房子结构是否可靠？建材和工程素质是否令人满意？地点是否适合？等等都是房子增值与否的关键因素。

成功的关键在于，我们应该展望未来，留心观察未来的房屋投资趋势，而非关注或过于依赖以往的资料，更不应该用过往的经验对未来的事情下判断。

设施方便成买屋指标

未来的趋势“怕麻烦”是人的天性，人人都偏爱方便，尤其是忙碌的城市人，根据没太多时间应付日常需求，最好就是在短距离想找什么就有什么。

因此，未来的房屋趋势将会专注在提供各种福利设施，例如附近的基本建设和便利，普通如超级市场、购物商场、诊所、学校都是基本考量。

至于居住社区内的设施，拥有保姆中心、娱乐设施、洗衣店、健身房、游泳池、桑拿等等完善设备的高级公寓更受欢迎公寓（All in one condominium）相信会更受欢迎。

因此，房子投资者不妨考虑投资拥有这些设备的房产。

目前较为流行建在商场上的公寓，发展商有的称它为服务型公寓，也有的是商用和居住两用的SOHO、SOVO或SOFO等适合小型创业的个体户的单位。

鍾贵发博士 世纪大学资深研究员/辩护与事务律师 

門牌稅水電賬戶轉名誰處理？

門牌稅水電賬戶轉名誰處理？

• 問診室
 

 2013-07-28 14:30

source: http://property.sinchew.com.my/node/2118

許多購屋者購買轉手房屋，遲遲不辦理門牌稅、水、電賬戶的轉名手續，造成賣主無法領回已付的水、電抵押金。

在交易完成後，賣主應該確保買主儘速辦理上述轉名手續，以免買主日後拖欠門牌稅、水、電等費用而受到牽連。

讀者張先生來信提問：

1.轉換門牌稅單名字的事項，是由賣方律師或買方處理？

2.已賣出房屋的水、電賬戶，是由賣方親自關閉嗎？

答：房屋轉手交易完成後，買方應該儘速辦理門牌稅單名字的轉換，新屋主可前往市政局/市議會索取相關表格，填妥後連同買賣合約複印本，交回市政局/市議會；不過，在簽署買賣合約時，一些律師也會給買主填寫相關表格，以辦理轉名手續。

陳鍾靈說，關於水、電賬戶的轉名，假如買方遲遲不辦理轉換名字手續，賣方在照會買方後，可以向水務公司、國家能源提出關閉申請，只是，這樣一來，買方必須另行申請，過度期會沒有水電可用，造成生活上不方便。

另外，賣方必須確保買方儘速辦理轉換名字手續，這樣賣方才能向國家能源及水務公司要求取回水、電費抵押金，萬一買方在日後拖欠水、電費、門牌稅等費用，賣方也不會受到牽連。

不論是買方申請轉換水、電賬戶名字，或是自己另行提出申請，都必須支付水、電費抵押金。（星洲日報／投資致富‧產業問診室）

購屋良機？

http://biz.sinchew.com.my/node/78651

購屋良機？

• 評論
 

 2013-07-16 11:51

根據全國產業資訊中心（NAPIC）調查顯示，大馬2013年首季房價按年增長6%，與2012年首季增長率12%比較，顯示房市明顯走軟，然而這是否因打房措施奏效，還是受大選情緒影響，胥視未來3個季度表現才可下定論。

去年我國房產價格全年增幅首次突破雙位數，達11.8%，為13年最高，其中漲幅最高是在第四季，增長率高達12.2%，長此下去，“居者有其屋”夢想恐怕難以實現，所以在大選過後，國行明顯加重打房措施，冷卻過熱的房市，嚴防房屋售價暴漲及家債持續攀升。

如今房市增長率回落3年前水平，對首購族而言，不失為購屋良機，尤其是吉隆坡南區、雪州鵝嘜縣排屋、雪州及檳城高樓單位，首季屋價分別按季下滑13%、10%、9%及7%，比過去2年更適合“進場”。

打算成家立業的年輕人，初期家庭人員較少，若財務狀況屬中低水平，又打算長住雪隆區，何不考慮2房1廳的公寓或組屋，畢竟目前雪隆區排屋價格已相當昂貴，尤其是吉隆坡市中心排屋，首季平均價格超過70萬令吉，靈市也多超過45萬令吉，豈是一般打工族所能承擔的範圍？

反觀雪州的高樓住宅，平均價約18萬令吉，比排屋便宜60%，對中低收入群而言，此價位顯得“平易近人”，在選擇不多的情況之下，暫且“居高臨下”也不失為上上之策，何必非得堅持於有地房屋呢？

待經濟狀況穩定，收入增加時再探討小房換大房也不遲，畢竟自己供房比為房東供房更具實質報酬，房子供完後它就是你名下資產，未來打算脫售、出租還是自住，決定權握在手裡，總比當個租客強多了。（星洲日報／財經小品：郭曉芳）

Routes | MyRapid

Routes | MyRapid

Gov't helps non-fix income earners buy own home - Property Auctions News, Property Investment | PropertyGuru

Gov't helps non-fix income earners buy own home

   Get Daily Property News in Malaysia, News Powered by PropertyGuru Malaysia

Jul 2, 2013 - PropertyGuru.com.my

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The federal government will help people with no fixed income to buy their very own homes via a scheme managed by Syarikat Jaminan Kredit Perumahan Bhd, a firm owned by the Finance Minister Incorporated.

Syarikat Jaminan Kredit Perumahan will back the loans provided by banks involved in the scheme, according to Deputy Finance Minister Datuk Ahmad Maslan.

“The financial guarantee will be given to those who do not have a fixed income such as fishermen, taxi drivers and petty traders, to buy low and medium cost homes for the first time through Bank Simpanan Nasional and Bank Islam.”

However, the loan are only open to people earning not more than RM1,000 a month, with the amount not exceeding RM100,000, he told reporters after launching the 1Malaysia Affordable Homes managed by Koperasi Pembangunan Hartanah Putrajaya Bhd in Putrajaya yesterday.

The loan aims to increase the number of families with a roof above their heads as 1.9 million of Malaysia’s 6.3 million households do not have their own homes.

“There are also 2.45 million households with an income of less than RM3,000 and of this figure, 1.7 million already owned a home,” Ahmad added.

“On the other hand, 627,000 families are still renting homes, while 140,000 live in squatter areas or squatting in homes of relatives.”


Farah Wahida, Editor of PropertyGuru, wrote this story. To contact her about this or other stories email farahwahida@propertyguru.com.my

Prolintas to build 2 new highways - Property Auctions News, Property Investment | PropertyGuru

Prolintas to build 2 new highways - Property Auctions News, Property Investment | PropertyGuru

Projek Lintasan Kota Sdn Bhd (Prolintas) plans to invest RM8 billion in two new highways in Peninsular Malaysia, according to industry players and analysts covering the construction sector.

Works for the Sungai Besi-Ulu Klang Elevated Expressway (SUKE) and the Damansara-Shah Alam Elevated Expressway (DASH) are expected to commence within the next 12 months as Prolintas has already obtained the concessions, reportedBusiness Times.

Two of the seven highway projects to be developed under the 10th Malaysia Plan, DASH and SUKE will spread 20.1 km and 31.8 km, respectively.

Three-lane, dual carriageway DASH will start at the Puncak Perdana U10 Shah Alam intersection, serving as link for Alam Suria, Puncak Perdana, Kampung Melayu Subang, Denai Alam, the Rubber Research Institute of Malaysia, Jalan Sungai Buloh, Damansara Perdana, Kota Damansara, Mutiara Damansara, and end at the Penchala interchange.

SUKE, on the other hand, will start in Sri Petaling and exit at Ulu kelang, while passing through Sungai Besi, Cheras-Kajang, Alam Damai, Taman Putra, Taman Bukit Permai, Taman Dagang Permai, Taman Permai Jaya, Ampang, Taman Kosas and Taman Hillview.

In addition, the three-lane elevated expressway will connect key highways in the eastern Klang Valley, including the Kuala-Lumpur-Seremban Highway, Akleh, Besraya, the Duta-Ulu Kelang Expressway, Kesas, the Cheras-Kajang Highway and MRR2.

Meanwhile, Prolintas is said to be working on the best financial model for the projects that addresses two key issues, the cost of construction materials and the cost of compensation for businesses that need to relocate prior to the start of actual construction works.


Farah Wahida, Editor of PropertyGuru, wrote this story. To contact her about this or other stories email farahwahida@propertyguru.com.my