Category: News (12)

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根据国际房地产公司仲量联行报告,2016年中国海外商业和住宅房地产投资创下330亿美元(1466亿令吉),较去年增长53%。

在最新的“全球资本流动”报告中,仲量联行表示,中国对工业园区,酒店和工业部门的扬升需求,推升中国于美国交易总额增幅。

有趣的是,在过去三年,对土地,办公室和酒店的投资占中国境外资本的90%。

仲量联行全球资本市场研究总监David Green-Morgan 说:“Anbang Insurance去年斥资超过60亿美元(2660亿美元)购买Strategic Hotels and Resorts,推动酒店业并购活动。”

他说:“而China Life Insurance也将Starwood Capital Group和曼哈顿的一间办公大楼买下,此外,Chinese Investment Corp持续活跃于纽约的办公楼市场。”

同时,中国投资者的土地收购在2016年回升,在香港,澳州和马来西亚的重大交易也随之增长44%。

Green-Morgan补充说:“我们确信中国投资者在未来很多年将继续成为全球房地产的主要投资者,但鉴于中国近期的严管资本外流,在2017年若要达到类似的增长,其实是极具挑战性的。”

除了国外投资,中国投资者也不忘在国内投资。

中国投资者在2016年占国内交易额的86%以上,而过去几年则为75%。

根据仲量联行上海和中国的Johnny Shao资本市场主管,中国一线城市对国内投资者来说是最具吸引力。

他说:“上海总交易额达140亿美元,占中国总投资额的48%。北京是第二名,占2016年总交易量的16%,而深圳位列第三,达到总交易量的10%。”

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迈入2017年,虽然坊间普遍预料今年的房地产行情将延续去年的颓势,但热衷于产业投资或买卖的你不必过于担忧,因为正如一些投资达人所说,淡市才有更多机会!

为了帮助投资者和买家在今年找到方向,TheEdgeProperty.com总共整理了20名产业顾问和经纪等专业人士票选出来的2017年最佳巴生谷和大吉隆坡产业投资地点。

参与这次票选活动的,包括

  • MIP Properties Sdn Bhd创办人与总裁Alan Kuan
  • KGV International Property Consultants执行董事Anthony Chua
  • CBD Properties (KD) Sdn Bhd执行董事Daphne Chan
  • Nawawi Tie Leung Real Estate Consultants Sdn Bhd董事经理Eddy Wong
  • Hartamas Real Estate Sdn Bhd集团董事经理Eric Lim
  • 大马房地产经纪协会(MIEA)主席与Mapleland Properties Sdn Bhd 总裁Erick Kho
  • CBRE|WTW董事经理Foo Gee Jen
  • VPC Alliance Property Consultants董事经理James Wong
  • PA International Property Consultants (KL) Sdn Bhd董事经理Jerome Hong
  • Oregeon Property Consultancy Sdn Bhd董事Joean Lee
  • Reapfield Group营运总监Jonathan Lee
  • MacReal International Sdn Bhd创办人Michael Kong
  • Knight Frank Malaysia董事经理Sarkunan Subramaniam
  • Metro Homes董事See Kok Loong
  • PPC International董事经理Datuk Siders Sittampalam
  • LaurelCap Sdn Bhd执行董事Stanley Toh
  • The One Property International执行董事Stephen Yew
  • Henry Butcher Real Estate Sdn Bhd营运总监Tang Chee Meng
  • One Sunterra Properties Sdn Bhd仲介主管Terence Yap
  • JLL Property Services (Malaysia) Sdn Bhd董事经理YY Lau

这些房地产专业人士的票选结果,可归纳为五大重点:
1. 焦点重移隆市和Mont’Kiara

建议地点:KLCC、Ampang KL、Mont’Kiara、KL Metropolis、Bandar Malaysia和TRX

有关隆新高铁(HSR)开跑、TRX、Bandar Malaysia及KL Metropolis发展的报道,将市场焦点再度转移至吉隆坡市中心。

尽管市场上出现了高档住宅房产供应过剩的忧虑,但这些房产的价格已经企稳,业主要求的售价也变得更加贴近市况。
2. 已经成熟城镇应关注

建议地点:Cheras、Kepong、Sentul、Jalan Kuching、Jalan Ipoh、Selayang 和Old Klang Road

庞大的人口和良好的便利设施,将持续支撑这些成熟地区的增长。

在过去房地产领域的蓬勃周期时,许多人都在追求更新和更有趣的产业,因而忽略了这些地区。

不过,在下行周期时,房屋买家(尤其是想要买来自住的买家)会回归基本面,并倾向在本身熟悉、价格较可负担和具有完善便利设施的地区置业。
3. 继续南移

建议地点:Kajang、Semenyih、Sepang、Kota Warisan、Cyberjaya、Putrajaya和Bangi

随着越来越多高速公路的提升与建设,巴生谷或大吉隆坡的南部地区已不再是离吉隆坡市中心或Petaling Jaya很遥远的偏僻地区。

而且,著名发展商在这些地区的新市镇项目逐步成型,也巩固了买家的信心,并促使更多人对这些地区改观。

对投资者而言,这些新市镇的房价相较低廉,因此有望提供“低买高卖”的投资良机。
4. 紧跟MRT或LRT路线

建议地点:Ara Damansara、Tropicana、Kota Damansara、Mutiara Damansara、Bandar Utama和Kwasa Damansara

公共交通系统愈加完善,促使买家拥有更多置业的选择,不必被限制在工作地点附近苦寻房子,反而可将目光投向其他地区,例如毗邻MRT或LRT站的地区。

同时,公共交通系统附近的产业将迎来强劲的租赁需求,尤其是那些坐落在步行距离内的房屋。
5.新城镇与大型发展项目催化

建议地点:Klang、Shah Alam、Teluk Panglima Garang、Bukit Jalil、Ijok、Rawang和Kundang

高速公路提高了这些地区的连接与便利程度,加上当地具有更多、更大的发展空间及优势,因而吸引了许多发展商的目光。

As the popular Puchong reaches maturity, development has begun to expand southwards, resulting in the emergence of Puchong South.

 

While the exact delineation of Puchong South is still up for debate, the area has undeniably gained the attention of buyers and developers in recent years.

 

Calling it an “imaginary location south of Puchong” in Selangor, Heritage Shield Real Estate Sdn Bhd CEO K Soma Sundram feels that although the coinage of new names for areas in established locations can give a false impression of them to prospective buyers, “the irony is that many such creative naming of areas have also helped develop them and defy the most important mantra of a good investment – location, location, location”.

Based on market convention, theedgeproperty.com includes Bandar Bukit Puchong, Taman Saujana, and Bandar Putra Permai as part of Puchong South. To the east, the area under consideration here is bounded by the Maju Expressway and includes Taman Equine and Taman Desaminium.

 

“The growth of Puchong South is spurred by the expansion of Puchong, and the development of Putrajaya and Cyberjaya. Puchong South started to grow from the late-1990s when the IT and administrative hub of Cyberjaya and Putrajaya were announced,” says CBD Properties Sdn Bhd senior executive director for Puchong, Steward Ship.

 

Puchong South is today very different from its original guise of plantation estates, low and medium-cost housing, and kampung.

 

According to GMAC Realtors chief operating officer, Jonathan Lee, consumer demand for more sophisticated developments is pushing the growth of lifestyle projects in Puchong South.

 

“This is especially true for the younger generation, who are more drawn to lifestyle properties instead of the mostly standard terraced houses and condominiums found in Puchong. One of the biggest attractions in Puchong South is 16 Sierra by IOI Properties Group Bhd, which offers lifestyle living with modern designs, greenery, and security,” says Jonathan.

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2010年,美国《时代杂志》一篇名为“中国鄂尔多斯:一个现代鬼城”的摄影报道,引爆了关于中国鄂尔多斯模式的讨论,如今,美国自己也遭遇了同样尴尬的情况。
美国重要石油产地北达科他州(North Dakota),自2006年因油价上涨,经历了数年快速增长后,这两年随着油价暴跌,现正面临陷入房市泡沫破灭的窘境。

 

北达科他州的贝肯(Bakken)油田,是美国重要石油产地,房产公司原本预料水力压裂法开采石油产业的快速发展,会使得大量的美国人迁移到该地。
然而,房地产的突飞猛进,却遇上了油价暴跌与持续低迷,导致美国这些重要的石油产地,出现一座座“鬼城”魅影。
根据华尔街见闻网站,北达科他州在页岩油兴盛的顶峰期,该地区薪资增速,且新增就业数据曾连续五年蝉联全美最高,住宅数量难以满足旺盛的移民需求,乐观的前景,吸引不少发展商前往分一杯羹。
然而,这些发展商没有预计到页岩油的兴起,对市场供给形成庞大冲击,油价从去年以来暴跌了超过50%,北达科他州原本火热的经济被硬生生逼停。

 

根据彭博社,北达科他州的劳动市场咨询中心数据显示,今年首季,当地一季就有超过4000名工人失业。

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在预算案公布前,市场就已流言四起,短线投资者早已杯弓蛇影,更有市场人士劝请计划购屋者趁预算案公布前提前购屋,期间,Should sell now or buy也有不少人担忧成为“打房”受害者,赶紧在10月前脱售房产套利。

在一片沽售声中,预算案前的房市更显热闹,但随着一切尘埃落定,接下来的房市走势将趋向何方?
短期内,大家该买还是该卖?
这期且看业界人士怎么说。

政府打房虽出狠招 房产不会急降温
和许多商品一样,有需求就有供应,在政府祭出多项房市降温措施后,业界人士均认为,打房措施在开跑前的过渡期,虽会令部分投资者惊慌,但整体而言,不会让市场购兴迅速降温。
有房者一房接一房地买;有壳族则期望为住处升级,无壳族则渴望拥有一个蜗居。
在这个讨论买房卖房子的热门期,2014年预算案的多项房市降温措施,是否已奏效,还是在慢慢酝酿发酵?
我们找来房产界不同的专才,为处于买或卖十字路口的投资者剖析实况。

窥准时机捡便宜货
房地产咨询界人士认为,只要房产投资回酬依然诱人,预算案的打房措施虽然短期内让人止步,但长期而言,拥有充沛现金的投资者仍会选择房产作为投资组合的一部分。
简单来说,投机者,尤其是现金有限的人,可能会急忙在这2个月脱售手上的楼盘,以免在明年成交时承担更多产业盈利税。
但相反的,对房市整体有认识、需要购房自居或有能力的投资者,不但不会离场,可能这时正时等待捡便宜方好机会。

任广财:未来半年房价趋稳
即使政府以多项措施为房市降温,但市场需求才是主宰房价走势的主要因素,市场力量才是决定房市温度的关键。
短期内,房地产价格增幅虽然会放缓,但并不是下跌,而是趋向稳定。我预测房地产价格未来6个月,增幅将持平。
一些短线炒作的买家料将在这2个月内脱售房地产,但对于一些熟悉本地房地产的投资者,或是寻求租金回酬的投资者,房产盈利税对他们不会有太大影响。
因为他们大多计划长期持有房产,直至价格扬升至高水平再套现。

保罗邝:增盈利税影响赚幅
政府祭出的4大措施对不同房产类型都有不同程度的影响,其中,以上调房产盈利税(RPGT)一倍的影响最为全面。
顾名思义,房产盈利税是针对投资者的获利部分征收税务,脱售房产的投资者并非亏钱,只是赚少了。随着赚幅减少,会让投资者重新思考是否要将同一笔资金注入房产,又或者这项长期投资的回酬率是否符合投资者的预期。

符儒仁:冲击休闲型房产
房产盈利税与DIBS对市场影响不大,因真正计划投资房产的人,就已经有心理准备必须持有房产超过3年,以取得更高的投资回酬。
不过,限制外国人只能购买100万令吉以上的房产,将会让度假村类型或退休休闲类型的房产购兴下滑。但距离明年1月份不到2个月,短期内虽会因部分投资者脱售房产,出现微幅调整,但期限太短,预计房价调整幅度不大。
投资者如何应对?
房价涨幅虽进入缓慢期,但将继续攀扬,对于想要拥屋的受薪族来说,若继续抱持观望态度,未来就必须为购屋付出更高的成本。
在政府打房的时刻,投资者如何应对接下来房价停止急升,但持续保温的发展?

保罗邝:套利仅短暂反应
在这2个月内,购屋者不妨多加留意房屋市场,或许有些短线投资者会趁此时机脱售房产,虽然卖家不会亏本售屋,但购屋者有望以低于市价的价格购屋。
尽管市场会出现一些售屋套利情况,但预计这只是少数现象,不会影响房价继续走扬。

符儒仁:现金充裕可进场
对于房产盈利税的冲击程度,我认为十分有限。房市供需平衡只会维持极短的时间,因我国市场需求不断改变,加上各类经济因素左右,都会影响房市走势。我赞同政府的举措,有助遏制投机行为,及让房价攀升减速。
这样一来,手上有现金又真正有意购屋的人,可趁此时机购屋。

任广财:市场已调整供需
政府在打房的同时,也计划增建可负担房屋,这项措施将可协助更多中等收入受薪族拥屋。
可负担房屋素来都是热门房产,因此,相关计划的发展商较少借由媒体广告进行宣传,也因为这个原因使得人们认为市面上以豪华房产居多。
房产市场已开始自行调整供需,高档房产不断于市场推介,也反映出人们有意从小房换大房,因此不能将这类型购屋者纳为房产投机者。

打房未中要害
综观过去数年的大势,已让我国房市大起,部分地区的房地产价格增幅近乎达顶。
这次的打房焦点着重在退场机制,此举并无法抑制房价继续攀扬。投资者是否因此退场,严重打击房市买气?
任广财:资金有限投机者止步
对于计划拥屋的中等收入受薪族,政府遏制房产投机的举措,将让资金有限的投机者止步,从而让中等收入阶级更容易买到房子。
不过,我国房地产价格只会继续攀扬,并不会因为这一系列的措施而瞬间走跌,因此,有意拥屋者若继续抱持观望态度,未必是最好的策略。
国人对于房屋的需求依然旺盛,在这股需求带动下,势必将支撑房价走势,加上建材价格不断飙升,新推介项目将会以接近市价水平推出。

白文春:应从入场门槛下手
预算案的新宣布,难免冲击市场买气,影响投资者情绪。
不过,这些措施只是针对短线投机者,发展商及真正想要拥屋者并不会受到太大影响。
除非从入场门槛下手,减少市场对房屋的需求,否则很难遏制投机行为。
入场门槛相关的措施包括调高印花税,或者从贷款着手,将第三房的70%贷款限制,进一步调低至60%,借由提高购屋成本,让有意投资房产者三思。

蔡汝光:市场买气仍旺盛
产业盈利税骤增至30%,或许将导致一些短线炒作的投机者,宁可减少赚幅,赶在明年前将房产脱手。但这种情况并不意味着屋价会下降。
在短期内,仍未能感受到预算案对本地房地产市场的影响,发展商依旧继续推出新项目,市场买气依然旺盛。

Property loan base on net selling price

PETALING JAYA (Nov 20, 2013): A new Bank Negara Malaysia (BNM) ruling that requires banks to give out property loans based on net selling price, which excludes rebates and discounts, rather than gross selling price may affect loans growth for banks this year, Alliance Research Sdn Bhd said.

 

Its analyst Cheah King Yoong said a BNM circular sent out to banks last Friday announced not only the expected ban on the developers interest bearing scheme (DIBS) and the interest capitalisation scheme (ICS), but also an unexpected rule for all banks to determine their loan-to-value (LTV) ratio based on net selling price rather than gross selling price.

 

Banks can no longer provide financing for projects approved by authorities with DIBS on or after Nov 15, 2013 effective immediately. While those projects approved before Nov 15 have until Jan 1, 2014 before the prohibition is effected.

 

“We currently project 2014 loan growth target of 9%, supported by stronger growth of business loans stemming from the ongoing implementation of Entry Point Projects under the government’s Economic Transformation Plan, which is expected to fill up the vacuum left by the moderation in household loans. However, in light of the more onerous property lending curb, we will be reviewing this target,” Cheah said in a note to clients yesterday.

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property market trend 2013Prices of new homes in primary market too high for most people

Some 70% of residential property transacted in the country today are in the secondary market, while the remaining 30% are newly launched projects.

Raine & Horne Malaysia (Penang) director Michael Geh said more people were going after secondary property because of the pricing which ranged between RM72,000 and RM350,000.

 

“This market has been very active in the last 12 months and I foresee that it will be very active for the next six months, in terms of sales and rental,” he said at the recent Malaysian Secondary Property Exhibition (MASPEX) Penang 2013 at the Penang Times Square.

 

“Another reason for its popularity is that the secondary property is already built which means buyers can move in immediately.”

 

Geh said that in the primary market, many residential units were now being sold at a high price due to market demand and inflation among other factors.

 

“It is only due to the recent Bank Negara credit curbs that the rise in property prices has slowed a bit,” he said.

 

“These high price tags for new residential projects has made owning a home a distant dream for the middle class.

 

“The rental market will thrive in such circumstances as more turn to renting instead of buying their own homes.”

 

On the affordability level of new houses, Geh said that according to the Urban Wellbeing, Housing and Local Government Minister Datuk Abdul Rahman Dahlan, about 76% of urban wage earners in the country earned RM5,000 or less each month.

 

“This means 76% of the urban working population can’t afford to purchase their own homes in the primary market,” he said.

 

Meanwhile, Malaysian Institute of Estate Agents president Siva Shanker said between 5,000 and 7,000 people visited the three-day fair.

 

“We received some 2,000 enquiries, and about 200 of them turned into sales,” he said.

 

“We are still gathering information on the deals closed at the fair.”

 

An estimated RM1.5billion worth of secondary property was showcased during the three-day event.

 

The event featured more than 1,000 units of residential property in Penang and a few in Kuala Lumpur.

 

Source: The Star

property-no-refund-b21found my dream house. The developer’s office said the project was selling like hot cakes. Sales were on a ‘first come first serve basis’ and I must pay a deposit otherwise she would have to give it to someone else. Or was it a booking fee she called it?

 

I begged her to give me one week. Three days, she said. How very sweet and understanding of her. Bank loan? No problem… 85% loan margin? No problem, she assured me. If I could not get a housing loan I could always cancel and get my money back. I left the developer’s office feeling on top of the world. I had secured my dream house by paying the deposit. My dream turned into a nightmare when I could not get a bank loan. I had no choice but to forgo the house.

 

As if letting go of my dream was not bad enough, the developer now refuses to give me back my deposit. The lady said her hands were tight because it’s a management decision. It was not stated in the ‘option letter’ or ‘booking form’ that my purchase was subject to the loan approval. On reading the terms and conditions in the option letter/booking form, I now realised that all terms were inclined in favour of the developer.

 

What do I do? I just want my money back. I don’t mind if they keep a small sum for cost of paper work and for administrative purposes.

 

The above scenario is not at all uncommon.

Many house buyers are unaware of lending guidelines requiring loans to be tagged to net income as opposed to gross income. Many find that they are unable to obtain the financing they want and have to withdraw from an intended purchase before the sale and purchase agreement is even signed. The developer then refuses to refund the deposit or booking fee or whatever other payment which may have already been paid.

The unfortunate part about this whole thing is that house buyers do not have the luxury of a learning curve in which they can acquire the necessary skills to avoid getting themselves into trouble. Very often by the time they realised that they have made a mistake, it is already too late and the result can be traumatic and financially crippling.

This very noble and seemingly simple undertaking of buying a house, in a lot of cases, have gone terribly wrong.

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Condo-buying-and-living

THERE are innumerable reasons why families move homes, and space constraints is one of the main deciding factors. Customarily, we would see a growing family upgrading from an apartment or a single storey house, to a three or four-bedroom double storey home, or a bungalow, if affordable.

 

This was a reality 15 years ago, but today, it is very different. The hike in property prices has seen an increase in the number of families living in condominiums compared to landed homes. Although families with an average of two to three children are making 1,200 sq. ft. (minimum) condominiums their preferred home, the general public’s acceptance of condo-living is equivocal.

 

While condo or apartment living has been the norm for our neighbors in Singapore, Malaysians or at least those up till Generation Y, had the choice of “living on land” when they were growing up. Most condominium occupants in the Klang Valley today will attest to this. It is a process, getting acclimatized towards living in a high-rise.

 

After two decades or more living in a landed property to be suddenly riding an elevator to get home, takes some getting used to. Yet the demand is there, partly coerced by property prices. Still, there is something about
the self sufficiency of condo living that seems to appeal to families. Property developers discerning the needs and wants of families are establishing self sufficient developments. This is prevalent in landed property i.e. guarded and gated (G&G)communities but more so, condominiums. The luxury of not having to leave home or its proximate surroundings to get groceries or necessities is one of the primary attractions towards a condominium lifestyle. Obviously, the standard of comfort increases based on the location, price and prestige of the condominium. One can expect free daily zumba classes at a luxury condominium but not in a standard high-rise residence. Still, a decent mid-range condominium has all the basic amenities to keep occupants happy, from swimming pools to clubhouses and cafes. If anything, the numbers don’t lie. According to the Real Estate and Housing Developers’ Association of Malaysia (REHDA), strata residential properties are on the rise and expected to grow further in 2013.


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