Category: Tips (52)

property finance

There are hundreds of different home loan products on the market that fit into each of the types of loans explained below. With so many loan packages offered by Banks and Financial Institutions, how do you know which one suits you best? We have provided some pro’s and con’s to help you understand each loan type.

 

Refinance

Refinancing your home loan to save on your current interest rate and reduce monthly repayments and/or loan tenure and to tap into your home equity for additional funds for emergency and other ventures if your home has increased substantially in value. If your home loan is more than 5 years old, it is likely that you are servicing your loan at a higher interest rate than what is on offer by financial institutions today.

However, with the many competitive home loans products on offer especially ones that will cover any refinancing costs including the exit penalty fee exploring refinancing is a worthwhile for loan which is still under lock-in period. Refinancing is to reduce your current interest rate, monthly repayments and/or loan tenure and also consolidate your debts and deposits for better cash flow management

 

Longest Loan Tenure

Ability to redraw all that you have paid into your loan. Revolving credit limit increases as your property appreciates. Older borrowers. Those with insufficient retirement savings.Revolving credit that increases as home value increases. Re-use all sums paid into loan.Penalty for prepayment fees.

 

Zero Payment (During Construction)

Allow you to pay nothing during the whole contruction period. Construction property. Borrowers who are low on deposits but still want that dream house. Also those who may have money in high interest yielding investments and prefer not to cash-out to raise the deposit for the new house. Pay nothing during construction period.

 

Fully Revolving Credit Loan

Fully revolving credit term loan. Prepay and redraw as much as you like. Free personal accident insurance. Any home buyer.Flexible repayment. Full revolving term loanSlightly higher rates.

 

100% Margin of Finance (SPA Price)

Enjoy up to 100% of loan financing. Suitable for those who are strapped for cash at the beginning of the home loan.0 or low outlay from your ownA high margin, which is rarely disclosed, can result in a substantially higher interest rate than you were expecting.

 

Deposit Linked Flexi Home Loan

A home loan and Checking Account combined into 1. The more money you have in deposit, the lower interest you pay on the loan. Allows pre-payments and withdrawals of pre-paid amounts anytime. Suits business / self-employed people. Those who sometimes have excess cash and who are cash-strapped at other times.You can achieve cost savings if you have a windfall, while having the flexibility to redraw on the money should you need it.Require discipline in managing funds. Interest rates may be higher than loans without such features.

 

Fixed Rate Loan

Enjoy a peace of mind knowing that your repayment will never fluctuate with the economy. Enjoy the lowest fixed rate in history. Anyone who values certainty in his monthly payments.Ease in budgeting and assurance that you won’t be paying more, allows you to hedge against future interest-rate hikes.For insurance lenders, insurance is compulsory.

 

Islamic Home Financing

Syariah compliant Home Financings. Those wishing to have syariah compliant financing.”Halal” and rates are fixed. No penalties chargedMay appear more expensive, however, some lenders offer “rabates”.

 

Floating Rate Loan Packages

with rates that fluctuate with Base Lending Rate or BLR less a spread. Any home buyerUsually have a low interest rate. Repayments are also lower.May not offer the features or flexibility of other home loans. Plus installments will increase as rates increase.

 

Investors’ Home Loan / Low or 0 Lock In

Buy and sell, then turn in a quick profit. Check out home loans with zero or low ‘Lock-In’ periods. These home loans allows you to sell the property and pay off the loan early without penalties. Suitable for those who buy and sell, then turn in a quick profit. Allows you to sell the property and pay off the home loan early without penalties.This home loan normally is higher in interest rates.

 

Low Deposit Loans Low on deposit?

Check out home loan that offer high Margin Of Finance or interest servicing only. May benefit 1st Time Owners. Suitable for those who are strapped for cash at the beginning of the home loan.You may be able to take on a bigger home loan, on the assumption that your income will grow.Payments usually increase after few years. May revert to standard.

 

Hybrid Loans (Fixed & Floating)

A home loan to enjoy fixed rates for a few years then revert to floating rates subsequently. Those who value certainty for a fixed period or think that interest rates may drop in the medium term.This type of home loan provide certainty for a fixed period of time. Be prepared for a jump in installments when the rate reverts to floating status, especially if interest rates creep up during the fixed-rate period.

THE trends for new properties have seen the mushrooming of landed, gated and guarded properties, projects clustering around upcoming MRT and LRT stations, green-rated buildings and branded residences, not to mention top-to-toe glass-clad residences.

Here are more innovative offerings which have caught StarProperty’s eyes:

1. Iconic sculptural structures

Iconic architecture is a dominant trend that’s set to stay, judging from the wave of new buildings such as The Capers and The Fennel (pic, above left) developed by YTL Land & Development Bhd, Datum Jelatek by PKNS (Selangor State Development Corporation), Angkasaraya by UEM Sunrise Bhd and Icon Residence Mont’Kiara (pic, above right) by Mah Sing Group Bhd. Few in number but growing in stature, they make their presence felt with creativity and imagination.

The Fennel, for example, alters the skyline with its sharp and angled towers. “Its form, while unique to high-rise towers in KL, is actually a composition of standardised floor plates for the units – albeit stacked in a manner where every floor is incrementally adjusted outward or inward in groups of eight.

The result is a distinct profile in the skyline – somewhat “gravity defying”– but the floor plans are typical and repeated,” shares Rene Tan of RT+Q Architects, the firm which designed the 38-storey residential towers. Continue reading ..

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。

购买预售屋签订契约时,有七大原则必​​须注意:

1.至少5天的契约审阅期
建商所提供的定型化契约,应该给予消费者合理期间,了解契约条款内容,而且不能要求客户须给付定金后,才能提供契约书。

 

2.交屋保留款的付款规定
自备款的各期期款,卖方应依已完成的工程进度订定,并将总价百分之五的交屋保留款,订在交屋时。
但如果卖方未能依照已完成的工程进度,定立付款明细的话,买方可于工程全部完工后,再一次支付。

 

3.了解税费的负担
房屋买卖契约书中应载明各种税费由谁负担,买卖房屋所应负担的税费,包括土地增值税、契税、公证费、地价税、房屋税、印花税、水电瓦斯接户费、产权登记费及代书费等,除依法令规定(如契税应由购屋者缴纳,土地增值税由出售人缴纳)外,其余税费由谁负担,应在契约中明订,以免日后发生纠纷。

 

4.了解房屋面积坪数及单价
建商所计算房屋坪数,通常包括室内、阳台及公共设施面积,购买房屋时应考虑公共设施及阳台所占坪数的比例。
有些建商只列私有面积及公共设施面积。所谓私有面积包括室内、阳台及该层电梯间、楼梯间及走廊等分担面积在内;公共设施面积包括地下室及屋顶突出物公共面积的分担。

 

5.房屋买卖标的应标示清楚
买卖契约中应注明土地坐落地段、地号、建筑基地面积与持分比例或坪数,注明房屋是那一栋那一层,并影印卖方建造执照的配置图、平面图附于契约中。

 

6.建材及设备
购屋者应注意契约中是否有注明建材规格、厂牌、等级等事项,以防止卖方以劣质品充数,而在交屋时发生纠纷。

 

7.注意开工日期、完工期限及交屋日期
签约时应详细注明开工日期,以及完工期限与交屋日期,以保障自身的权益。此外,现场销售人员当初承诺的优惠或赠品,都应该明订于契约中,以保障自身的权益。

New Project visitor

An Option to Purchase (“OTP”) is the first document between the seller and the buyer which stipulates the basic terms and conditions of the sale of a property. Therefore, before entering into a formal Sale and Purchase Agreement (“SPA”), it is often common for a purchaser to sign an OTP with the seller indicating that the buyer is interested in buying the property from the seller. Sometimes, an OTP will also includes some special clauses or conditions depending on the circumstances.

 

For example:-
1. The sale is subject to loan approval by the financial institution; or
2. The sale shall include the fittings & fixtures and etc.

However, most of the time, the OTP is usually prepared by the real estate agents instead of the parties’ lawyers. The lawyers will only take over the further negotiations after the OTP is signed. Hence, an important advice for you here is that it would be advisable for you to get a lawyer to read your OTP before you sign the same. This is because the real estate agents may not be sufficiently trained to advice you about the legal terms involved and thus might not adequately reflect the real intentions of the parties.

Unlike verbal agreements, OTP certainly has a higher level of contractual effect which is binding on the parties. Therefore, once OTP is signed, you have committed yourself in the sale and purchase of the property and to every item that you have agreed in the OTP. Remember, there will be legal consequences against you which are clearly stipulated in the OTP if you choose not to sign the SPA. Hence, a wise Property Hunter shall not overlook the importance of an OTP.

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1. Be calculative
Always look for the potential upside, and always calculate the amount of risk involved in the investment.

 

2. Face the facts
Always refer to facts and figures and not the hype surrounding the property or, especially, your own hopes and emotions. Before you dive in, do your research and work out if you have sufficient funds to hold onto a property for at least a few years.

 

3. Go in at the right price
When it comes to choosing the right property, the architect’s brand name or even the location is not as critical as the right entry price. This means cross-checking a property’s price against surrounding properties; if it is lower than its neighbors, that means you’re taking less of a risk and have the potential to make more of a profit.

 

4. Property’s popularity
Besides the affordability angle, a property’s popularity needs consideration. It has to be sizable enough, 40- to 50-unit developments are considered small. Best that it is located in a reasonably well-known area with a strong publicity push. When the market goes up, these are the properties which prices will double or triple up faster.

 

Continue reading ..

(吉隆坡19日讯)国家银行进一步展开打房行动,宣布必须以“净售价/实销价”(net selling price)取代“大价”(Gross Selling Price)来决定贷款对屋价比率,分析员对此深感意外,预期产业市场将再受冲击,明年产业价格虽不致于大跌,但交易量料将下滑。
 
分析员指出,新措施将使发展商提供的所有降低购屋者首期款的奖掖优惠完全失效。
 
继2014年财政预算案中公布数项抑制产业市场投机活动的措施之后,国行在11月15日发出“促进产业市场可持续性的措施”之通知文件,整合早前在2010年和2011年发出的有关贷款对屋价(LTV,loanto-value)比率的产业贷款限制指南和最新的发展商利息承担计划(DIBS)。
 
安联研究指出,发展商大致上对禁止DIBS的措施无动于衷,并声称将以其它形式的奖掖来取代DIBS。但是,国行在新的通知文件中规定,银行需用“净售价”(买卖合约中的价格减去所有奖掖)以决定所有类型产业融资的贷款对屋价比率,这将使所有购屋者须缴付更高的头期款,从而影响其购屋能力。
 
“我们相信产业市场所受到的负面冲击将比最初预期来得严重,相信房屋交易量将在2014年下跌。”
 
该行认为,虽然产业价格大致可维持,但一些依赖DIBS和其它奖掖计划的产业,将必须注明其“真实价值”。
 
一些产业买家或发展商也可能赶在2014年1月1日之前锁定其DIBS,在11月15日之前获得当局批准的产业计划,可继续提供DIBS直至今年结束。但仍未获得批准的产业,将即时禁止提供DIBS。
 
明年贷款成长或检讨
随着国行新措施出炉,分析员将检讨明年银行贷款成长预测。
 
安联研究表示,国行促进产业市场可持续性的新措施比之前预期来得严苛,虽然目前仍难以评估新措施对银行的冲击,但由于此条例是针对有产业融资,包括首次购屋者,意味购屋者的财务负担能力将受影响,这将令产业贷款成长走低。
 
该行原本预期明年贷款成长9%,主要因政府持续落实经济转型计划,令商业贷款强劲成长,从而填补房贷适中成长的空缺,惟该行如今将检讨此预测。
 
国行最新的政策显示当局决心抑制家庭债务的成长,此新措施再加上国行可能在2014年升息,联邦政府紧缩财政和补贴合理化计划,或拉低零售领域的贷款成长动力、令贷款成本暂时升高以及打击银行股的投资情绪。
 
该行目前保持增持银行股评级,将在第三季业绩季节期间向银行管理层厘清有关冲击之后再作检讨。

 

 

Net Selling Price to Loan
 
国行“促进房产市场永续措施”通告要点
●已拥有两个未偿还房屋贷款的个人,第三个房贷的最高上限(LTV)为70%。
●已拥有两个未偿还房屋贷款的非个人,第三个房贷的最高上限为60%。
●在计算个人的房贷上限方面,定期房贷保险(MRTA)的融资或可以不包含在内,但其他如律师费、印花税等成本的融资,则必须包含在内。
●在计算房贷上限方面,房地产价值必须是净估值,不可纳入所有价格折扣、调整、回扣或任何来自发展商且会扭曲房地产实质价值的优惠。
●对住宅和非住宅房地产的购买,加强限制“利息资本化”计划(Interest Capitalisation Scheme)的批准,包括“发展商承担利息计划”(DIBS)。
 
来源:星洲日报

Diverse citizens in the world maybe randomly thinking of acquiring real estates in other countries for variety of reasons; new business ventures, new environment or could be just change of everything. Citizens in other countries usually require asking permission from their central banks before they finally can apply for a housing loan in Malaysia. Currently, there are no prohibitions and regulations for Foreigners in owning a Malaysian real estate.

The following are the categories for Foreigners who are legible to acquire a Malaysian real estate and apply for a housing loan:

 

1.)Expatriates or foreigners with valid working permit and existing business in Malaysia.

Some people believe that it is way cheaper to buy than to rent any property in Malaysia, that’s why inquiries about acquisitions really do arise. Lenders and borrowers relationship is equal in this scenario. A certain bank balance in a local bank and being able to show monthly wages that are credited properly into a local bank account produces right outputs. The borrower must be always ready to show overseas bank statements in case a part of an income is being paid there. Just remain cautious not to be caught in-between jobs. Lenders are more into stability of an individual in a certain setting rather than short new opportunities or jobs even if those jobs pay very well.

 

2.)Expatriates or foreigners under the MM2H program.

Malaysia My Second Home (MM2H) is Malaysia’s Government program allowing foreigners to apply for a 10-year renewable multiple entry visa. The foreigners and expatriates who apply for MM2H are given incentives to experience the life they want to experience in Malaysia. Some Malaysian banks are actually offering flexible financing terms for the expatriate community so they can have loaning options and make things easier for them. Ministry of Tourism or any authorised MM2H agent handles this application. In Sarawak though, MM2H is only available to applicants over 50 years old. Continue reading ..

checklist-300x300– Does it have strata titles or individual titles, The former will be bound under the Strata Title Act. Although new regulations state that guarded and gated development have to have strata titles, there are projects still offering individual titles.

 

– Confirm if the guarded and gated has obtained the necessary approvals from the authorities.

 

– Check the developer’s track record. The developer’s involvement in guarded and gated projects is inevitable, especially during the initial completion period, e.g. engaging the residents, setting up a resident’s committee, appointing security guards and landscaping companies, etc.

 

– How much are the maintenance fees. All residents need to contribute toward the management and maintenance of the common areas within the guarded and gated area. Per house contributions can be exorbitant if there are only a small number of residential units within the guarded and gated area.

 

– How is the road circulation within the guarded and gated area as well as ease of access to the main road and highways.

 

– Features such as open areas, car-parks, CCTV etc.

Price negotiation

购物时还价或杀价几乎是许多人购物的定律,无论价格的高低,多数人总是习惯与商家来回议价,即使是微小数字,也能从中获得一些杀价的乐趣。

 

买房子的金额高达数十万至上百万令吉,似乎更要用力杀价,毕竟一个回合下来少则可省1万,多则5万,何乐而不为,到菜市场购买青菜都希望多要一根洋葱,购买房子怎么可能不杀价呢?

 

基本上多数人都会这样想,但是这样的想法,是不是一个所谓的不变“定律”?

 

回归到杀价的源头,主要是因为你想购买,然后是想用比较少一点的钱买到手,达到“物超所值”的目的;所以应该要把你是不是真的很想要买下这个单位,当做前提来看待,再决定是否要杀价。

 

也就是说,如果是真的很想买,即便杀价不成,可能还是会买;如果没有那么想买,那就会杀多一点价,产生价格诱因,引发实际购买行动。

Continue reading ..