+6012-6785813
cherry@ec-realty.com

Category: Tips (52)

Feb
14

商业和住宅房产的七大不同

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 ..

Feb
13

农业地投资多人问津

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。

 

May
17

How much does it cost for stamp duty for Tenancy Agreement in Malaysia?

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.

Apr
29

Does renovation boost the value of your property?

CONGRATULATIONS! So you have finally sealed the deal on your new home. Now, how much should you spend on renovations before moving in?

Truth be told, hacking at and tearing down walls of a newly-bought property are a norm these days, be it a brand new or lived-in unit.

How extensive the renovations should be would rest on the new owner’s investment objective; why he or she bought the property in the first place. Unless the intention is to flip the unit as quickly as possible, do expect owners to invest in some form of renovation works, or at least fit-outs for especially the high-rise units, which face renovation restrictions and limitations.

Space utilisation is very individualistic and personal. Not only do needs and wants vary from family to family, diverse views are common within a family. Understanding this, some developers have been known to walk the extra mile by offering customers varied layout options of the plan – that is, before construction work starts. Unfortunately, such customisation options could and would develop into a pretty nightmarish experience for both the developer and the buyer in mass housing.

Continue reading ..

Nov
29

专家给打算买房的年轻人的7大建议 ， 学起来, 保证不吃亏！！

1

说到买房子，眼看房价越攀越高，无壳一族的一定很心急。想慢慢思考，又怕耽误了时间；想赶快进场，又怕碰壁。说真的，买房这回事，一定不能急，一急就会乱；更重要的是；下订前，先看清楚前人走过的路，别再误闯盲点。

 

建议1：等跌价？机会淼茫

很多人会说，现在房价太高了，等一等吧！但邝保罗却一再强调，只要买对地点，房价并不会下跌。“基本上，靠近市中心或是中心外围地区的价格，普遍都不会下降，就好比蕉赖、蒲种、白沙罗一带，这些年来价钱几乎都没有下降。”他指出，只有很少数的偏远地区，价钱的涨幅则比较慢，也不会太高。

 

建议2：太远了？或可升值

何志富指出，很多人买房时都存有一个错区的观念，就是脑子已设定这个地方很远的刻板印象。大道缩减城市距离。但他认为，现在交通发达，很多大道都可以通往雪隆地区各个城镇，甚至去到邻近的州属。“

而且，高速大道的便利性也已经逐步在完善中，在高速大道通行后也缩短了城市间的距离。”然而，还是有很多人在听到布城（Putrajaya）、赛柏再也（Cyberjaya）、加影（Kajang）等较偏远地区时，刻板印象就是“远”，于是，就不会考虑在这些地点购买房子。

“买房子要预见该地区长远发展的潜能，必须在该地繁荣前购买，而不是等到开发之后才买，这样才能够跑赢市场。”

Continue reading ..

Oct
18

法律专科：破产前转移产业 有效吗？

问

陈律师，我面对生意失败，加上又欠下银行许多钱，让我感到十分担忧。

我常听到拖欠银行贷款，会被列入黑名单，甚至可能被禁止出国。

想请问，如果我长期拖欠房屋贷款，或长期没有按时限偿还银行贷款，会不会被列入黑名单？甚至被判破产？

如果被判破产，除了欠款的产业将会被拍卖之外，我的其他产业会不会也被拍卖？如果我在被判破产前，把产业转移到其他人的名下，有关产业转移权会有效吗？

谢谢你。

～～雪州章先生

答

其实，列入“黑名单”指的是被输入“中央信用参考资讯系统”的资料库内，以便提供给银行、贷款机构等作为个人信用参考，作为评估是否批准贷款或提供任何交易条件给信贷者。

一旦系统显示申请者的负面信用评估，银行或贷款机构一般都会拒申请者于门外。

根据1967年破产法令第5（1）条例，欠款人所欠的债务超过3万令吉，债权人才可向法院提出破产申请。

若被法院宣判该欠款人破产，国际护照将被扣留，其名下的产业、银行账户，不论是属个人或联名拥有，都将被冻结，并由官方接管。

另外，银行无权出售欠债人的产业。

当欠债人被宣判破产时，报穷司将受委为临时监管人并掌握决定权，接手所有事项，包括出售欠债人的房产或相关资产，以偿还欠债人的所有债务。

依据1967年破产法令第52（1）条例，产业的转让要是在妻子或孩子之间进行，如果进行转让者（欠债人）在转让产业的2年内破产，有关的转让将被报穷司视为绝对无效。

此条例也进一步说明，倘若转让产业者（欠债人）在转让产业随后的5年内宣告破产，其转让也可能被报穷司视为无效，除非可以证明欠债人在产业转让时，有足够的经济能力缴付所有债务。

此外，若把产业转让给无关的第三者，有关转让不会被视为无效，前提是第三者必须是不晓得该转让者（欠债人）被起诉破产，交易也必须以市价为准。

Sep
23

6 Ways To Spot A Fake Real Estate Agent

Fake real estate agents are mushrooming overnight despite the strict laws that govern the sale and purchase of any property.

There have been many recent cases of crooks deceiving property owners and buyers by posing as registered real estate negotiators.

The recent hike in complaints of illegal property agents have urged the Board of Valuers, Appraisers and Estate Agents Malaysia (BOVAEA) to take proactive measures to address the problem.

BOVAEA recently launched the anti C.A.M.P campaign to educate people on the methods used by these conmen.

C.A.M.P stands for:

  • Cheating: acting dishonestly or unfairly to gain an advantage over the client
  • Absconding: running away with client’s money (usually with the deposit money)
  • Misrepresentation: providing false fact or an omission of fact that could have affected the purchase decision
  • Profiteering: attempts to take advantage of circumstances to make excessive profits (manipulation of prices)

Under Section 30 of the Valuers, Appraisers and Estate Agents Act 1981, the accused can be fined RM300,000, face three years in prison, or both.

 

So what are the essential things to note when dealing with an agent??

The best way to avoid dealing with a fake agent is to insist on checking the Real Estate Authority Tag. Check these six key aspects on the tag and protect your real estate interest by not falling prey to brokers who are not qualified, and lack the knowledge and skill to effectively represent you.

 

  1. Tag colour

The authority tag come in two colours. The red colour denotes that the bearer of the tag is a Real Estate Negotiator or a Probationary Estate Agent. While blue colour tags identify the tag bearer as a Registered Estate Agent.

 

  1. QR code

The authority tag contains a QR code. With the wide use of smartphones these days, it is convenient for the public to use their mobile device to scan and verify that the negotiator is registered with BOVAEA.

 

  1. Agency

Always check on the name of the agency or firm that the negotiator is registered with. The card will be replaced when the negotiator joins a new agency or firm.

 

  1. REN name

There are two names printed on the card. The larger print name is the ‘pseudo’ name used by the negotiator in conducting business while the smaller print name is the full birth name in accordance to the individual’s NRIC.

 

  1. REN number

Each Real Estate Negotiator is assigned with a unique REN number. The REN number is required to be displayed in all forms of communication and marketing collaterals. The general public can verify whether the REN is authorised through BOVAEA’s webpage.

 

  1. Hologram

A state-of-the-art hologram image of the BOVAEA logo has been created to differentiate it from unauthorised counterfeit tags.

pg26_tag_c1102735_1474_17

Jun
05

9 Tips For First Time Property Investors

Purchasing investment property can be complex.

This infographic shows 9 tips for first time property investors.

It can can help you start your property investing journey more successfully and set you on your way to a profitable investing career.

Hope it helps

 

first_time_property_investors_infographic

Jan
23

5 TOP TACTICS THAT LEAD TO A GREAT EXPERIENCE WHEN  SELLING YOUR HOME

Tips-and-Tricks-to-Sell-Your-Home1

When selling your home, there is the perfect combination of things to do in preparation. While every seller will have unique circumstances, there are several top tactics that will benefit every home seller.

1) Make your Home Green and Eco-Friendly

If a home isn’t selling, evaluate your home and make modifications to improve your chanced of a speedy sale. Recent studies show that savvy Minneapolis real estate buyers are looking for greener homes that boast of energy efficiency. Turning your home “green” can seem like an expensive and daunting task but it doesn’t have to be! Start off by making small changes. With that being said, green, in this context doesn’t have to be taken literally, by letting mold thrive in dark corners. Install a dehumidifier, and get air conditioning. Believe it or not, there are also AC units available on this website for your pets. Replacing your bulbs with fluorescent lights will save you and your buyer energy while also giving your home a warm and natural light. Re-evaluate where you’re leaking warm or hot air and explore options to re-insulate and stop airflow. Replacing old appliances is always a go to when thinking of becoming more Eco-friendly. Newer appliances save energy and water while making your rooms look updated and neater.

2) Upgrade your Home with Top Selling Features

This is easier to accomplish by knowing which home remodeling projects help sell a home. This doesn’t mean that installing a heated pool at this moment or a fountain in the front yard. By choosing home upgrades carefully, you can expect a better return on your money and time. It’s really easy as an owner, to start to overlook wear and tear in your home.

You may be better positioned to draw a strong home buyer pool by removing old wallpaper and repainting key rooms with neutral colors. Replace old carpet with new carpet or consider upgrading to hardwood floors if you have the means. It’s important that you grab a buyer at their first walk through of your home. You don’t want them to have to think about it, you want them to be impressed with what your house offers. Upgrading to stainless steel appliances and granite countertops will give the wow impression that you want.

3) Freshen up your Home’s Cub Appeal

While Realtors are fond of the phrase “location, location, location”, you can’t forget that a home in a great location still benefits from great curb appeal. Potential buyers who are driving by or walking the neighborhood will be quick to make assumptions about what the inside of the house looks like from the outside. Make your front door say “wow” and update your address numbers and mailbox for a sharp look. Small upgrades give your house a polished look.

4) Stage your Home after Understanding Better what Buyers Want

Staging your home is a very real aspect of getting your house ready to sell. How you live in your home is not how it should look when showing. The biggest step you need to take is to de-clutter your possessions. Start to throw anything that will be tossed when you move. If you’ll be putting items in storage, it will be worth it to remove them now.  Personal photos make it harder for a buyer to picture themselves in the house. Rearrange your home to optimize the space of your house with items commonly found tasteful.

5. Select the Best Real Estate Agent to Represent Your Home

It may be easy to select an agent based on suggested home list price. It is true that a prospective home buyer may overbid another purchase offer to be the winning bidder. However, typically it more important to have an agent representing your interests that will not overprice your home, but rather focus on marketing its best features. Discuss in advance of listing your home what your potential net profit may be.

Jan
23

Rental Property Inspections That Should Follow a Sale

Real estate agents and brokers who have been around awhile understand the skill, time, effort and measure of luck it takes to beat out the competition and get awarded a signed property listing agreement.

They also understand the marketing process; those things that must be accomplished in order to present the property to the real estate community, and then subsequently how to properly handle offers to purchase.

Okay, but on the other hand, real estate agents who have never listed and sold rental income property might not know the full scope of physical inspections that must be coordinated once the rental property is sold and enters escrow.

So for those of you who are just starting to service commercial real estate let me give you an idea of what you should expect to address in the way of property inspections. Of course we’re assuming that these inspections are requested by the buyer in the sale agreement as “subject to the buyer’s approval” and accepted by the seller.

1. The Walk-thru Inspection

A “walk-thru” inspection is where the buyer gets to physically enter and examine all the units in the rental property with an eye on the over-all condition and quality of the carpets, appliances, fixtures, and tenants. This inspection regularly takes place during escrow because sellers are reluctant to disturb or alert tenants about a sale until they are satisfied with the buyer’s financial ability to make the purchase and have an accepted signed-around purchase agreement.

2. The Infrastructure Inspection

This is where the buyer typically hires licensed contractors to make inspections for such things as pest and dry rot, plumbing, electrical, roofing, and maybe even mold. So if you are a seller, make sure to get your pitched or flat roof fixed by roofers newcastle if you don’t want to lose money due to the drop in price of your house. Obviously these inspections will be a cost to the buyer so they shouldn’t be ordered until the walk-thru inspection is approved.

Continue reading ..