Category: Property Investment (38)

profit-from-property-market

产业行情保持看涨的情况下,许多人会直觉认为,购买产业不会亏,可以稳稳赚一笔,关键在于赚多或赚少。

 

话虽然这么说,不过,凡事有两面,投资或购买产业也不例外,有些人购买产业可能赚了大笔钱,也有些人不只没赚,反而倒亏,当然,大多数人是没赚、没亏。 在一个大家认为购买产业可以稳赚的阶段,为何购买产业会倒亏?这是许多人不大理解的地方。

 

何谓倒亏?只要产业价值没有上涨,账面上已经倒亏,因为通货膨胀会削弱产业的价值,因此,产业价值必须有所增长,才能抵消购买产业所需的贷款利息开销、冲淡通货膨胀的影响效应。 当产业单位所在地点不理想,租也无法租出去,低于原价卖出也无人问津,对业主来说,这是一件很辛酸的事情。投资产业本金大笔,利上加利的成本,贷款数额可以越滚越大,会带给业主重大的负担,以投资产业倒亏来形容是相当贴切的。

 

靠机缘财力眼光时机配合 那么如何避免购买产业可以稳赚、不会倒亏的局面?理论上来说并不难,可是,实践起来就不是那么容易,因为这关系个人的机缘、财力、眼光,还要时机的配合。 所谓的机缘是恰好让你遇到好的产业单位,而且你也有能力购买该产业,这关系个人的财力条件,眼光主要是考个人的判断能力,这一项有点考功夫,在购买产业之前,必须多做功课,比如研究产业市场的走势、产业价格起落的周期等等。

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This document presents a detailed flowchart on the process of property development in Malaysia, from land purchase application to construction to delivery of the property to purchasers.

第1招:房产要买对

买房子,不光是便宜就好,得买对地方及对的产品,自然有升值空间。

有人把买房选屋当成一辈子的事,亦步亦趋走得小心谨慎,生怕买贵屋、置错产,但MCT集团执行董事吴明权指出,只要买到对的房产,纵使经济不景气,房屋就算跌价,料幅度也不大。

“假设经济果真疲软,这种情形下银行会不会倒?你若还是保守,不敢投资不敢借钱,一味把钱存进银行不是更有风险?我们应该改变心态、做好心理准备泡沫出现时如何应对,而非不投资。”

他说,买对房产包括买对地点、对的产品、入住率稳定,且价格合理;稳定的入住率代表有需求,这样即使经济情况恶化,需求还是在。

“屋子是人生最贵的资产,要理性的买,不要贪小便宜乱乱买;对的房产在经济不景时跌幅也不会很大,反之若买错房产,不只租不出连卖都有困难。”

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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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Return on investment

简单分享一个例子和几种基本计算方式:

 

<100k 的小公寓>
房子购买价格: 100,000
银行贷款 90%/ Interest 4.2/ 30年
投资总成本(头期+ 律师费+印花税+装修+杂费): 20,000
租金: 700
每月供期: 450
每月管理费+ (一年固定支出的平均:门牌税,地税,保险): 150

 

Gross rent yield (毛租金收益率):
(每月租金*12) / 购买价格
(700*12)/ 100,000
=8.4%
(可以用来筛选投资标的, 但不是唯一标准, 因为还要考虑capital appreciation (产业增值). 一般上投资者
会以Gross rent return 5% 作为筛选条件. )

 

Net rent yield (净租金收益率):
( (每月租金– 每月固定支出)* 12 )/ 购买价格
((700 – 150) *12) / 100,000
= 6.6%
*一些投资者会选择较保守估计,’乘于10′. 是因为考虑空置期/ agent fee/ 维修等
*( (每月租金– 每月固定支出)* 10 )/ 购买价格

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Msquare puchong

M Square is a self-enclosed six-storey shopping mall developed by Millenium Land. It is the first phase of Millenium City’s development, aim at transforming the commercial and residential landscape in Puchong. Construction is slated to commence on the 3rd quarter of 2011, and is expected to be completed in year 2014.

 

M Square is located within close proximity to various matured and established neighborhood such as Puchong, USJ, Sunway, and Putrajaya. The building comprises of 6-storey housing a total of 216 units from the 1st to 4th-storey. Unit built-up ranges from 220 to 3,581 sf.

 

M Square is built on a 2.93-acre development with built-up of 380,000 sf, which is linked to the 255-room Hilton Garden Inn as well as a trendy 2.1 million sf street mall comprising of 13 blocks of 6-storey retail and office units. This development is deemed to be Klang Valley’s first water commercial development combining business, lifestyle and world class accommodation.

 

Facilities available at M Square includes business centre, club house, covered parking, mini market, malon, 24hr security. In terms of amenities, this project aims to be Puchong’s first food and entertainment hub. As such, variety and traveling is not an issue as almost everything can be obtained within the vicinity. Parking would not be a problem either as a whopping 3,250 parking bays are provided on a single floor with a 23ft high ceiling.

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