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。

其中,可负担服务式公寓的售价,最高只能设在每间RM270,000,可负担SoHo、SoVo和SoFo的最高售价则是每间RM230,000。

根据雪州房屋及物业委员会的指南,首购族及每月收入不超过RM15,000的家庭,才有资格购买这些可负担单位。

但值得一提的是,这些产业基本上是能够作为住宅或办公室的商业房产,因此,并不是所有人都适合这类型的房产。

Kim Realty Sdn Bhd 的行政总裁Vincent Ng 告诉TheEdgeProperty.com,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。”

因此,他警告买家在购买这些单位之前,应该好好了解住宅与商业产业之间的差异。

以下是七大不同:

 

1. 银行贷款

LaBrooy说,服务式公寓、SoHo、SoVo和SoFo单位都建在商业用地上。因此,这些单位将受制于商业贷款条件。这通常不利于大部分的购房者,因为银行对商业贷款的放贷幅度,通常低于住宅房产贷款。

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 ..

成交价:RM410万

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

成交日:2016年10月

卖点:

– 永久地契
面向大路,门前有停车位
土地面积达2,000平方尺
已改建成平价旅馆

这间双层店铺的楼龄超过20年,数年前空置了一段时间,后来被改建为平价旅馆。

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。

他续称,卖家原本的叫价是RM450万,买家的初次报价则是RM380万。

“买卖两方都很有诚意想要落实这宗交易,所以经过数个月的协商后,最终以接近市价的RM410万成交。”

Chia表示,卖家是三名同一家族的成员,脱售的原因是他们认为如今是套现这间店屋的最佳时机。

“据卖家的说法,这间店屋在8年前价值RM100万,接着在3年前涨至RM200万,如今银行的估值是RM410万,所以他们决定在此时脱售。”

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。

Agricultureland

买房买楼大有人在,土地买卖你可有兴趣?

土地为稀缺资源,在城市化步伐加快后,土地更显珍贵,价值更是水涨船高。

Maxland Real Estate Agency 资深土地交易经纪Frankie Tham告诉TheEdgeProperty.com,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。

不过,和其他房产投资不同的是,这可不是人人都适合的投资,因为农业土地投资的地段绝非一小块园地,而是数英亩的农业用地。

“这可以说是有钱人的投资,因为银行一般不会全数贷款给购地者。买家除了必须准备足够的现金,更要有长期持有该土地的计划,才可以成为土地投资的赢家。“

他说,大部分的土地投资者为中小企业,他们购置农业用地除了看好资本增值潜能,也为日后的厂房扩充计划做准备。

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)。

北部农业地询问率高

据他观察,2016年首三个季度,投资者对于农业地的询问不断增加,特别是吉打州、霹雳州、玻璃市以及吉兰丹州。

根据国家产业资讯中心(NAPIC)数据,截至2016年首9个月,共有52,357宗农业地交易,价值达RM86亿。其中,吉打州土地销售宗数最高,录得8,608宗,接着是霹雳州与砂拉越州,同期各有8,478以及7,448宗农业地交易。

在交易值方面,柔州创下最高交易值,6,166宗农业地案以RM25亿易手,砂拉越州与雪州,交易值各达RM12亿(7,448宗)以及RM10.8亿(3,075宗)。

Tham表示,在购买土地时,买家需要观察土地四周的设施,以及相关地段是否有划分出公路建设地段,因为公路连接是决定价值增幅的关键。

 

受访房产顾问与土地交易经纪点出数个值得关注的农业地地点,供投资者作为参考。

1. Hulu Langat

目前每平方尺询问价:RM12-50

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

目前每平方尺询问价:RM25-50

看头:Latar高速公路改善交通,以及旅游业作为催化剂

3. Kuala Langat

目前每平方尺询问价:RM15-50

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

目前每平方尺询问价:RM14-25

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

目前每平方尺询问价:RM15-30

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。

 

asian-property-buyer

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%。”

wma-sunway_velocity_klang_valley_concept_1_image_1280x628-878x400-810x369

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。

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, 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.

Continue reading ..

不同的房地产,会捎来不同的回报:有些房产可回馈业主优渥的回酬,有些交出超越平均的资本增值,有些甚至可兼顾投资回酬与资本增值,相当令人称羡。

但在这当中,往往也有许多表现暗淡失色、回酬乏善可陈的房产。

那么,究竟要如何才能在产业投资中,成为无往不利的常胜将军?

这并没有任何秘诀或技巧,关键只是多了解常识及基本黄金法则;换言之,就是善用“房产经济学”。

 

法则一:认清感觉与现实

产业向来被视为最佳、最安全的中长期投资,能够在经济繁荣时增值,也可在环境萧条时保值。

我们也可很明确地说,购买产业是每个人一生中,需要做出最重要决定的时刻之一。

假设买家单纯依靠本身的感觉,就草率决定,是非常不理智的。

在购买房产之前,每个人都应该对相关产业和周遭环境精密审核,然后再根据事实与数据做出决定。在那些发展项目中,一定要具备能够刺激需求的因素,这样才能带动业主的投资增值。

同时,注意周遭是否有大学、公共交通、完善的设施和亮眼的发展前景等,这些因素也会显着推高产业价值。

 

法则二:掌握现况和未来

如今,所有人都认为大量产业供应涌入市场,造成市场濒临泡沫化边缘。然而,事实与数据再一次告诉我们,市况正好是恰恰相反。

在高档产业方面,虽然出现供应过剩的问题,但市场还是可在中期逐步吸收这些房屋。

至于可负担房屋,市场多年以来的需求都相当强劲,而且供不应求的现象,还会持续一段时间。

在大马市场,可负担房屋拥有非常独特的价值,且受到买家追捧。

大马总人口中,有1800万人或60%属于中产阶级,他们握有近55%的国家财富。我们可以从这些数据看出,每平方尺售价介于200至700令吉的房产,将在未来数年成为这些人的目标。

 


根据表一显示各地区的可负担房屋平均售价,我们知道售价介于25万至85万令吉的房产,能够在巴生谷与大吉隆坡地区,为投资者捎来良好资本增值。

 


假设再深入分析,我们也能在表二中,计算出供应给中产阶级买家的3种类型房屋售价与数量。

投资者只要充分了解这些数据,就能设下明确的购买目标,买下市场需求稳定的房产。

 

法则三:寻找刺激需求的因素

我向来都建议REI集团的发展商客户,根据买家的需求来兴建房屋。而买家在购房之前,也需要思考房产是否具备刺激需求的因素。

其实我已经在“法则二”阐述过这个观点,不过,为了给予一些明确例子,我建议投资者仔细研究公共交通系统在未来的路线与分布。

这包括捷运第二路线(MRT2)、轻快铁第三路线(LRT3)和12条快捷巴士系统(BRT)路线。

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。

因此,位于巴生谷南部走廊的布特拉再也中环,将放眼成为公共交通枢纽重镇,当地产业需求将会历久不衰,且房价也因而一飞冲天,是适合所有投资者的投资地点。

 

令吉持续贬值,通胀预计随之而来,在沉重的生活压力下,国人最想的就是减轻生活负担。

 

在即将宣布的财政预算案,除了各种降低生活成本的措施,人民最关注的问题就是住房课题,政府将如何进一步落实与提升房屋的可负担性。

 

随着令吉不断贬值,预料中另一轮通货膨胀势将蓄势待发,在百上加斤生活的重重压力之下,如今国人最想的是,如何减轻生活负担。这成了“2016年财政预算案愿望清单”的第一愿望。

 

 

盼预算案降低生活成本

而我国第二财长也表示,随着国内与全球经济放缓,预计将于本月23日公布的《2016年财政预算案》将是一个以民为主的财政预算案。

 

根据市场预测,《2016年财政预算案》的焦点将侧重在降低生活成本、减轻生活负担的人民福祉上,包括加派一马援助金(BRIM)、自愿调低雇员公积金储蓄率2%、调高最低薪金100令吉、扩大消费税零税率和免税事项、向公务员派发半个月花红、为退休人士提供特别财务补助、维持现有电费回扣等,以提振来年的家庭可支配收入。

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