Category: News (43)

WHILE last week's article highlighted the rise of global cities along with the shift in lifestyle habits and mindsets due to the way modern day companies function and the masses engage, this week we look at three mega trends expected to drive the real estate market and how Malaysia is faring in its goal as a developed nation.

To further understand these changes that are slowly and subtly changing the global urban landscape, let us first look at trends and market opportunities that are causing this evolution.

Shaping the shift

According to a study conducted by Oxford Economics on Global Cities 2030, the urban economic power will shift into the court on the east side. By the year 2030, it is forecast that:

>> 410 million more people will be living in the top 750 global cities;

>>240 million more jobs will be created (with 60 million extra jobs in industries);

>> the number of elderly aged 65 and above will rise by an additional 150 million people; consumer spending will increase by $18 trillion; and

>> 260 million more new homes will be needed.

China will be the powerhouse to watch, with cities like Chengdu, Hangzhou and Wuhan economically at the top. Cities expected to witness the biggest increases in population and GDP growth in Asia and Oceania include Dhaka, Karachi, Jakarta, Delhi, Mumbai, Tokyo, Istanbul, Singapore and Bangkok.
While emerging markets of India, Brazil and China will make it as the stories of the century, the world's major 750 cities (by 2030) as surveyed in the report, are set to contribute to the world's economy with staggering amounts.

Urban economic powers

According to the report, by 2030, Chinese cities will be at the heart of the radical shift in the urban centre of economic gravity. These cities, driven by burgeoning urban populations and rapid labour productivity growth, are expected to overtake Europe's 139 largest cities and America's 58 cities by 2020. Chinese urban incomes will also grow six times faster than that in the Europe sector.

By 2030, US and Asian cities are expected to dominate the top 10 spots with the biggest increases in urban income and consumer spending. While cities across Asia will continue to urbanise rapidly until 2030, their urban populations will also age. Across the globe, aging populations will bring both challenges and opportunities.

Real estate catalysts

The three mega trends to drive the real estate market according to investment and business website Visual Capitalist founder Jeff Desjardins are globalisation, demographics and technology. Here are examples of each and valuable tips for the real estate investor.

1) Globalisation – Global cities are receiving more foreign capital across all real estate types eg. 60% of commercial real estate in London, which have been bought up by international investors in the past 10 years. He urges investors to look for opportunities to diversify real estate portfolios across a broader mix of geographics and asset types.
His advice – think globally and develop strong knowledge about the local market before investing.

2) Demographics – The middle class in Asia is expected to "explode" in growth while in Western countries, the aged will reach their ranks. Global and mega cities have already started mushrooming and will attract and account for the vast majority of economic activity. Desjardins recommends investors look at emerging markets with rapidly expanding middle class (emerging markets), as well as capitalise on areas with large retiree populations.

3) Technology – With its omnipresence, technology will also impact real estate markets. The growing demographic of "highly-prized commodity of skilled and talented techies" drawn to urban centres will re-shape and re-map communities. Suggests Desjardins, explore emerging technology hubs for real estate opportunities and look for favourable circumstances
in urban-adjacent industrial properties as businesses establish distribution centres near cities to reduce costs.

Malaysia into the future

With all the development, evolution and progress that Asia is forecast for, it sounds as though the real estate industry in this part of the world is in for an exciting time. As it is back here on home ground, one cannot help but notice the amount of construction that has been on-going. Driving this growth and development is the Economic Transformation Programme, otherwise known as the ETP, which was launched in 2010 and has set sights for our country to achieve "developed-nation" status by 2020.

Parallel to our topic on global cities, we examine Greater Kuala Lumpur (Greater KL), which encompasses the capital city of KL and its surrounding metropolitan areas. Sprawling some 2,793 sq km to accommodate approximately 7.9 million people – Greater KL is said to be well positioned as a regional hub for diverse economic activities and business dealings. In its development as a megalopolis and with our currency where it is, public and private stakeholders are reported to be attracting multinational global firms to set up regional hubs right here. Agencies established to help the country achieve the ETP and its developed-nation come world-class status include InvestKL and InvestSelangor.

As it is, investors and stakeholders from China and Indonesia, as well as other countries are already behind a couple of major mega property development projects. The real estate landscape is already on its course of change as lifestyles and habits transform. Follow our column next week for more on this exciting era of change.

** Note: Data and charts taken from Global Cities 2030 study conducted by Oxford Economics.

为了满足雪兰莪居民对房屋的需求,雪州政府已规定发展商必须在本身的的服务式公寓、Small-office Home-office (SoHo)、Small-office Versatile-office (SoVo) 和Small-office Flexible-office (SoFo)项目中,拨出30%的单位列为可负担房屋。




Kim Realty Sdn Bhd 的行政总裁Vincent Ng 告诉,由于这些单位的单位面积太小,因此这类型房产不适合拥有孩子的家庭。

房地产投资公司AREA Management Sdn Bhd 的执行主席Datuk George Stewart LaBrooy说:“尽管发展商将服务式公寓、SoHo和SoVo当成普通住宅产业般销售,但这些其实是是商业地产。”




1. 银行贷款


例如,银行通常为住宅房屋贷款提供高达90%的贷款。然而,商业贷款的往往只能获得80%到85%之间,因为银行在为商业地产融资时,会比较谨慎。 Continue reading ..


交易推手:来自Hartamas Real Estate OUG Sdn Bhd的Desmond Chia Roy Lim (REN 19255) (012-987 9117)



– 永久地契


促成这宗交易的Desmond Chia指出,店屋内共有20至30间小房,因此买下这个单位的投资公司很可能在这里设立连锁平价旅馆。





在Brickfields地区工作多年的 Chia点出,自从政府在当地展开了提升基础建设和美化环境的工程,把该地区塑造为旅游景点后,这区老旧店屋的价值水涨船高,在低迷的产业市场中脱颖而出。




Maxland Real Estate Agency 资深土地交易经纪Frankie Tham告诉,投资农业土地与其他房产没有太大差别,都是追求资本增值或租金收益。




Henry Butcher Malaysia Sdn Bhd 总营运长Tang Chee Meng表示,相较投资在股票市场或是期货,农业地投资风险相对较低,因为地价因稀缺而日愈走扬。

Landserve Sdn Bhd 董事经理Chen King Hoaw表示,农业地投资确实可为买家提供稳定的长期资本增值,因为土地为耐用品,且拥有权几乎是永久(除了租借地契土地)。








1. Hulu Langat


看头:来自Kajang的溢出效应、新城镇发展崛起(如Setia EcoHill 2、Kajang East以及Saujana Impian)、Semantan-Kajang MRT建筑将在今年开跑。

2. Kuala Selangor



3. Kuala Langat


看头:新城镇发展项目如火如荼进行中(包括Eco Sanctuary、Bandar Rimbayu以及Tropicana Aman)、KESAS与ELITE以及SKVE高速公路改善交通,以及靠近North Port与West Port工业货运中心。

4. Rawang – Kundang


看头:靠近Kuang与Rawang 火车站、轻易取道Latar与PLUS高速公路,以及城镇发展趋向成熟。

5. Puncak Alam – Ijok


看头:交通四通八达,轻易取道Guthrie Corridor高速公路、KL-Kuala Selangor 高速公路,以及NKVE高速公路,以及即将在2019年建竣的Dash高速公路与西海岸大道。






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。”





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。






  • 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

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。

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



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。


4. 紧跟MRT或LRT路线

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



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


What is a tenancy agreement?

When you successfully rented out your rental property, a contract has to be signed between you as landlord and your tenant. It is a legalized document that both parties agreed on the specifying the terms and conditions of their rental agreement. Tenancy agreements are usually signed before the tenant is moved in.


Why do we need to stamp the Tenancy Agreement?

Under Section 52 of the Stamp Act 1949 states that instruments chargeable with duty not duly stamped shall be inadmissible evidence. At such, as a landlord we do need to make sure that all tenancy agreements are duly stamped to ensure that it is admissible in court in the event that it requires to be enforced.


Normally two copy of Tenancy Agreement will be signed. One copy will be for landlord and another copy will be given to the Tenant. Both copy of the Tenancy Agreement has to be stamp in order to become a legalized document.


Maybe some landlord wish to save the stamp duty money. This would not be a good idea as the stamp duty will not cost you a lot. It will save you a lot of trouble in the future. Let us not be penny wise, foolish pound. For me this is a must to protect myself and my tenant, so that the tenant prudent and discipline to pay rent and taking care of the property.


There is another added advantage by having a tenancy agreement. It will be a supporting document to prove that you are having additional rental income. This additional income can help you to acquired loan approval for your next property purchased.


How much is the Tenancy Agreement Stamp Duty?

As for the tenancy agreement stamp duty, the amount you have to pay is depending on yearly rental and duration of the agreement. In summary, the stamp duty is tabulated in the table below. I got the following table from the LHDN Office.

Tenancy Agreement Stamp Duty TableAbove table listed are for the main copy of tenancy agreement, if  you have 2nd or 3rd duplicate copy, the stamp duty is $10.00 for each copy.

Who should pay the Tenancy Agreement?

The next question is “who should pay the Tenancy Agreement?’ There is no right or wrong answer here. Most of the time is Tenant and some of the time can be equally shared by Tenant and Landlord. It all about how it was agreed upon.

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, 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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在这当中,我们要注意的是,布特拉再也中环(Putrajaya Sentral)是隆新高铁、MRT2和机场快铁(KLIA Transit)的停靠站。














Continue reading ..

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