View Full Version : POTENTIAL OF PROPERTIES IN ISKANDAR MALAYSIA
What are Iskandar’s attractions?
By THEAN LEE CHENG
Saturday May 26, 2012
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PROPERTY consultants say the lower price point compared with Singapore properties, which are eight to 10 times higher, and the proximity to Singapore are two of the main reasons why foreigners buy into Iskandar Malaysia’s property developments.
Personal, telephone and email interviews with property consultants in Kuala Lumpur, Johor and Singapore say most of the foreigners who buy into Iskandar Malaysia are Singaporeans, which developers in Johor confirm.
Singapore-based Jones Lang LaSalle head of residential project sales David Neubronner says the physical proximity to the city state is a huge attraction, when compared with buying properties in Kuala Lumpur city or Penang. A drive to Kuala Lumpur will take between four to five hours and to Penang island another three to four hours.
Neubronner: ‘Proximity to Singapore a huge attraction.’
“It is a case of picking at the low hanging fruits as there is the perception that the growth corridor, which is about an hour’s drive away, and relatively cheap to enter, is a new horizon with vast potential and opportunities. There is the perception that over time, values will multiply,” says Neubronner.
They have heard how the pioneer investors in Horizon Hills and Leisure Farm, who made their investments five to six years ago, have reaped hefty profit and enjoyed price appreciation in the property.
Johor-based KGV International Property Consultants (M) Sdn Bhd director Samuel Tan Wee Cheng says the yield factor is not a major criteria for them.
“It’s capital appreciation they are after as that project is a 20-year plan.”
Location matters a lot and properties located at Nusajaya with their contemporary designs have generated a lot of attention. The same goes for waterfront projects.
“The higher cost of living in Singapore has resulted in some Singaporeans relocating to Johor. The common cultural and language platforms between the two countries have also played an important role,” says Tan.
Among the Japanese, Malaysia, which is free from natural disasters like earthquakes and typhoons, is a great attraction.
Tropical Resort Lifestyle (MM2H) Sdn Bhd managing director Ishihara Shotaro says Japanese interest has been particularly good after the March 2011 earthquake and tsunami, especially for those below 40 years old as Iskandar Malaysia has a 10- to 15-year timeframe to be developed.
Shotaro promotes Malaysian properties among the Japanese and is also involved in the Malaysia My Second Home (MM2H) programme.
Most of the major highways are operational. Among them are the Southern Link, Senai-Desaru Highway, EDL and Western Coastal Highway. There are also many interchanges and flyovers constructed to ease traffic flow within Johor Baru. Among them are those at Jalan Yahya Awal, at Jalan Abu Bakar, at Ulu Tiram town and soon at the Senai Airport junction. All these work towards improving connectivity within Iskandar. These new highways open new frontiers into regions which were not popular – or accessible – in the past.
“Since these highways and expressways have become operational, we noticed that property prices have shot up. Examples of these places are those near Nusajaya and along the Southern Link,” says Tan.
At the state government level, he says the local authorities have also worked to improve relationships.
“There must also be an atmosphere of welcome by the authorities which means there is a need for consistent and friendly foreign property ownership policies,” says Tan.
The marketing efforts and promotional campaigns by the stake holders (developers who are offering their projects there as well as those involved in promoting the growth corridor) have been rather effective with more reputable developers entering Johor’s property development sector.
Nevertheless, there are still concerns and perceptions which are also difficult to shake off. Among the main concerns is security followed by connectivity. Other important factors are proximity and availability of good and hygienic food and beverage outlets and other amenities.
Security has always been an issue with Johor and despite the assurances by the government at federal level that overall security has improved for the country, that concern remains.
Other concerns by investors are the quality of the workmanship of their purchases as most of these projects are purchased off plan. They are also concerned about delivery.
“With so much land and construction, demand may not meet supply,” says Neubronner.
“Potential for capital growth may also be constrained,” he says.
These, he says, are the negative issues. But while there are challenges, he is quick to add the challenges facing the Iskandar scheme do not seem as daunting as before.
“There seems to be more confidence on the delivery of the promise,” he says, adding that these issues can be overcome with better public relations with the market, which the Malaysian authorities at various levels are working hard on.
The entry of more reputable players into the fold has also boosted the confidence of investors, both local and foreign. Some of the big names in Malaysia’s property development who have interest there include Bandaraya Developments Bhd, which is known for its KLCC project The Troika, Cap Square and One Menerung in Bangsar, Kuala Lumpur and the SP Setia Group. The latest reputable developer to enter the Iskandar scheme is niche lifestyle developer Eastern & Oriental group wich is known for its Penang’s Tanjung Sri Pinang.
“They have some success with the Japanese in places like Horizon Hills. But the MM2H scheme has a lot of work ahead,” he says.
Singaporean and Japanese investors are generally comfortable with properties priced at about RM1mil or under S$500,000 – what they term “bite size” – between 600 sq ft and 1,000 sq ft. Investors prefer to buy multiple compact units in a few developments rather than to buy a single luxury apartment in the capital.
He says while the Iskandar scheme is quickly soaking up buying interest from Singaporeans, other locations of interest to them include London, Melbourne, Sydney and Kuala Lumpur
What the developers say about Iskandar projects
Saturday May 26, 2012
http://biz.thestar.com.my/news/story...iness/10992434 (http://biz.thestar.com.my/news/story.asp?file=/2012/5/26/business/10992434)
THE following are snippers from Klang Valley developers who have projects in Iskandar Malaysia.
Eastern & Oriental Bhd ,deputy managing director,Eric Chan Kok Leong:
At the end of the day, Singaporeans and people in general, will want a place to call home. At the basic level they want security, quality education, medical attention, sports and recreation, retail, services and conveniences, and opportunities for career and enterprise. You will find all these essential elements in one place, Iskandar Malaysia, without having to pay premium prices of urban locations.
We are offering more than just beautiful homes, we will provide a living environment that promotes total wellness and inspires the pursuit of well-being, The project is positioned as a wellness destination within this region and will cater to an international crowd.
The masterplan for the Medini Integrated Wellness Capital is in the final stages of submission. The 210-acre project, with a gross development of RM3bil, is expected to help the niche developer carved a name for itself in the wellness industry targeted at the super rich.
The idea was mooted by government-linked corporation (GLC) Khazanah Nasional Bhd.
SP Setia Bhd ,executive vice-president, Datuk Chang Khim Wah:
The group has projects totalling 4,590 acres in Johor. About 26,000 of 40,000 landed homes and condominiums have been built so far.
We have 20% of non-Malaysian buyers for our link houses and 30% for our high-end homes. This is according to the quota set by the local Johor government; 95% of these non-Malaysian buyers are Singaporeans. About 30% of these non-Malaysian buyers buy for investments and 70% buy to stay. Other nationalities include Japanese, Germans, Italians and Indonesians.
Our reputation and development concept places an importance on the environment and security. The provision of adequate amenities and gardens or parks appeal to our buyers. A lot of effort has also been put in to address the issue of safety, which is a major concern for Singaporeans. Irda has already set up a task force that includes regular police patrols and fast respond squads on top of auxiliary police personnel being trained to supplement the existing police force.
This shows the serious commitment of the state government in allaying fears of Iskandar Malaysia not being safe.
There is great potential for capital appreciation of properties with so much happening in Iskandar Malaysia, from tourism attractions to education and medical facilities. Improved infrastructures like Johor Baru Eastern Dispersal Link, Coastal Highway, Senai Desaru Expressway has made travelling in Iskandar Malaysia a breeze. The future joint development of a Rapid Transit Link between Iskandar Malaysia and Singapore to enhance connectivity between the two countries will definitely be a push factor. There is a need for international-level service standards and facilities.
Setia's total gross development value (GDV) of properties already build in Johor is RM15bil and total GDV of properties not yet built but will be built is RM9bil.
Mah Sing Group Bhd ,Group managing director ,Tan Sri Leong Hoy Kum:
Tan Sri Leong Hoy Kum We have been in Johor Baru since year 2000 and currently have four mixed townships as well as an industrial project. Remaining gross development value in Johor is RM1.2bil or approximately 8% of the group's remaining GDV and unbilled sales is RM16.27bil. Our townships are in Skudai, Tebrau and Plentong, while the group has a new industrial project of 206 acres Mah Sing iParc just 1km from the Port of Tanjung Pelepas (Malaysia's second busiest port) and 23km to Jurong industrial estate.
Mah Sing iParc will see its maiden launch this year and is expected to see strong interest from Singaporean buyers as prices in Jurong are about 6 times more, plus Jurong is leasehold (Mah Sing iParc is freehold), and is only 8km from the second bridge to Singapore.
Currently, we have about 10% foreign buyers with the bulk of them coming from Singapore. Our Johor townships, being mainly landed residential homes, have attracted mostly Malaysians who use it for own stay, although some of them work in Singapore and travel daily
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SP Setia to to buy RM1bil worth of land in Klang Valley, Penang and Iskandar Malaysia yearly
Monday May 28, 2012
By ZAZALI MUSA
[email protected] (
[email protected])
ST PETERSBURG (Russia): SP Setia Bhd is allocating RM1bil yearly to acquire new land for future development in the Klang Valley, Penang and Iskandar Malaysia.
President and chief executive officer Tan Sri Liew Kee Sin said replenishing its landbank in the shortest time possible would place the company in a better position compared with other developers.
He said the move was vital as the company would be able to continually launch new projects as the takeup rate for its properties was good.
“Sufficient landbank is the life-line for us (developers) without which we could not properly plan our future projects,” Liew said after SP Setia's award winning development Setia Eco Gardens in Iskandar Malaysia bagged the FIABCI Prix d'Excellence award at a ceremony held here recently.
The 2012 FIABCI Prix d'Excellence Awards saw 14 winners from seven countries, namely Malaysia, Singapore, India, Taiwan, Russia, Hungary and Switzerland.
Liew said that among Kuala Lumpur, Penang and Iskandar Malaysia, getting new land in Penang was the most difficult due to the space constraint there.
He added that those who managed to get land in Penang would go for high-density projects.
“In the Klang Valley, the next growth centres will be within the Kajang and Semenyih areas,'' Liew said.
He said the upcoming My Rapid Transit system would help boost property development projects outside the existing development centres in the Klang Valley.
With the better accessibility and connectivity within the central region once the MRT system is completed, developers have started looking for land in new development centres.
He said prospective buyers, mostly the first-time houseowners, would consider buying their first residential properties outside the existing growth centres as the prices were within their reach.
On south Johor, Liew said Iskandar Malaysia would drive the property market in Johor many years down the road based on the progress and development taking place in the corridor over the last six years.
“Iskandar Malaysia is more viable compared with other economic growth corridors in Malaysia,'' he said.
Liew said the Johor property market also benefited from Iskandar Malaysia as demand for high-end residential properties was on the rise in south Johor.
He said that apart from the Iskandar Malaysia factor, Singapore also played an important part in determining the economic growth in Johor.
“It is a well-known fact that Johor and Singapore are intertwined in economic activities during good or bad times due to their close proximity,'' said Liew.
Liew said the company was fortunate as all of its projects in southern Johor were strategically located within the flagship development of Iskandar Malaysia.
Its ongoing projects are Bukit Indah with only 5% land left for development from the entire 610.67ha, Setia Eco Gardens and Setia Business Park (383.64ha and 50% still available for future development).
Others are Setia Business Park II (107.24ha), Setia Tropika (299.46ha and 40%), Setia Indah (359.36ha and 10%) and Setia Eco Cascadia (110.70ha and 70%).
“We'll continue looking for more land in south Johor,'' he adds.
Liew said the remaining landbank would keep the company busy in Iskandar Malaysia in the next 10 to 15 years with a gross development value of RM8bil.
He said on average, land prices in Iskandar Malaysia had appreciated when the company first came 15 years ago, the asking price was RM5.50 per sq ft and now it was between RM15 and RM20 per sq ft.
Liew said the opening of the Eastern Link Dispersal Expressway in April and upgrading of several roads within Tebrau corridor had improved connectivity and accessibility.
Meanwhile, Setia Eco Gardens won its second FIABCI Prix d'Excellence Award within three years.
Setia Eco Gardens had in 2009 won the FIABCI Prix d'Excellence award in Beijing for Best Master Plan.
This year it emerges as the winner in the Specialised Project (Purpose Built) category for Eco Greens beating Green Pyramid and Ocenarium of Hungary and Taiwan's Taipei City Hall Bus Station Project.
Eco Greens is a 11.33ha park complex in Setia Eco Gardens comprising a town park and the famed Eco Gallery, which features a green wall that has become an iconic landmark for the 383.64ha township.
SP Setia is the only Malaysian developer to have won four FIABCI Prix d'Excellence awards Setia Eco Park in Shah Alam won for Best Master Plan (2007) and Best Residential (Low Rise) Development (2011) and Setia Eco Gardens for Best Master Plan (2009) and Specialised Project (Purpose Built).
GROWTH POTENTIAL
http://i332.photobucket.com/albums/m356/DC33_2008/ISKANDARPOTENTIAL.jpg
Wolverine23
04-11-12, 06:35
Anyone invested in Iskandar?
Which are the areas to recommend? Danga Bay?
Go to iproperty exhibition at MBS this weekend. You should ask yourself where are the major development and potential. Where is temasek putting their money?
Anyone invested in Iskandar?
Which are the areas to recommend? Danga Bay?
Go to iproperty exhibition at MBS this weekend. You should ask yourself where are the major development and potential. Where is temasek putting their money?
Iskandar Iskandar...
http://www.skyscrapercity.com/showthread.php?t=475583&page=228
But I read in another malaysian forum.. a KL "tai kor" (big brother in their forum) is landbanking in JB as he believes the spillover effect will come to JB which currently is neglected and more realistic local pricing(Where it is supported by the local population versus the iskandar foreign legion).
Much like..OCR becomes the one to run after all the CCR/RCR done their leg.
Disclaimer : Forum say one.. I just got away with the impression. :)
Wolverine23
04-11-12, 13:11
Iskandar Iskandar...
http://www.skyscrapercity.com/showthread.php?t=475583&page=228
But I read in another malaysian forum.. a KL "tai kor" (big brother in their forum) is landbanking in JB as he believes the spillover effect will come to JB which currently is neglected and more realistic local pricing(Where it is supported by the local population versus the iskandar foreign legion).
Much like..OCR becomes the one to run after all the CCR/RCR done their leg.
Disclaimer : Forum say one.. I just got away with the impression. :)
JB? thats mean buy resale? I looking at a project in Danga Bay. Any expert views on this?
Japanese recent investment.
Medini attracts Japanese investors, says IIB chief
By Mohd Kamarul Azhar of theedgeproperty.com
Friday, 02 November 2012 16:32
KUALA LUMPUR (Nov 2): The Medini township in Iskandar Malaysia is attracting foreign direct investments (FDI) from not only Malaysian and Singaporean investors, but also from as far as Japan, gauging by the rate of Japanese owners of the first residential project there, the 1Medini.
1Medini, a mixed commercial project comprising office spaces, retail components and apartments, which is being developed by WCT Bhd's unit WCT Acre Sdn Bhd on a leased land measuring 18.12 acres, has seen 40% take up by foreign buyers, mostly from Japan, according to Iskandar Investment Bhd's (IIB) chief executive Datuk Syed Mohamed Syed Ibrahim.
"Recently there has been a surge of interest from Japanese investors and house buyers to live and work in Iskandar," he said after the lease purchase agreement signing ceremony between Medini Land Sdn Bhd, a unit of IIB with WCT Acre for the 1Medini land.
WCT Acre will be paying Medini Land a lease consideration of RM99.47 million for the land. The construction of 1Medini project will commence in about six to 12 months time, according to WCT's managing director Taing Kim Hwa.
"We are excited at the prospects as well as the future of Medini Iskandar, which will surely emerge as the nerve centre of modern lifestyles in the next one decade. Our initial venture 1Medini condominium garnered excellent interest from investor communities as well as the market and we are optimistic about our future ventures in Medini Iskandar," said Taing.
As one of the catalytic hubs of Iskandar Malaysia, Medini, an integrated, modern township of about 2,000 acres odd is designed to cater to the needs of property investors and high income house buyers who wants to reside and work in the region, said Syed Mohamed.
Industries such as high education in EduCity, leisure and family tourism through Legoland, and healthcare through Gleneagles Medini will become the supportive element to the growth of Iskandar Malaysia, especially Medini, he said.
The first phase of the 1Medini condominium has been launched in January this year, and was sold at above RM500 per sq ft, according to Taing. WCT is targeting to sell the second phase of the 1Medini condominium at an average price of above RM600 psf, he added.
An official with IIB told theedgemalaysia.com that the development of Medini is based on the standard seen in Singapore, as it is developed to cater to the expectation of investors and buyers from the city state.
"Although Medini is a greenfield development, because ten years ago it was just a jungle there, it is not far from other brownfield areas such as Johor Bahru and Singapore. It is located just 12 minutes from Singapore by driving at 75km per hour," said the official.
When asked how the local workers are going to cope with the increasing price of properties in Iskandar especially Medini, Syed Mohamed said the projects and development in Medini will create a spillover effect that will benefit local communities in and around Medini.
"There will be an increased needs for services such as, say groceries in Medini once all the project were completed and people started moving in. And once the property prices in Medini increase, all the land owners around the area will also benefit as their lands will also appreciate in value," he said.
You may want to check how is danga bay being formed? Check out the infrastructure around there first.
JB? thats mean buy resale? I looking at a project in Danga Bay. Any expert views on this?
This is not a new topic and I remembered I had quite a long write up before.
There are two reasons why you buy :
buy for own stay
just take good bungalow or good condo with sea view. Supply is not that huge.
But u must decide whether it is a place you wish to stay or just make it a second home. Second home is always costly and ended up, rather troublesome to go and maintain. There are a number of Singaporean own second home in Leisure Farm and Horizon Hill.
Buy for investment.
There are 3 cities u can study for the purpose of investment, Penang, KL, and Iskandar. I went to these 3 places a few times these two years. Since this topic is on Iskandar, so, just share some tots on this.
1. currency risk : S$ is still strong vs M$
2. M$ interest is about 4.2%
3. rental yield is very very poor, quality of tenants ?
4. supply is very very very big
5. Majorities are high density condo
6. who will buy from u say 5 years later?
7. I somehow, find that once tamasek goes in, I better don't do the same.
8. The development of Iskandar will only see more results perhaps five years later.
If you are serious about investing in Iskandar, go there and take a look yourself, at least a few times and get a few agents to help.
If die die u want to buy, then consider :
1. Land : those more than 22,000sf at M$60-75psf at good location
2. condo with good seaview and convenient location
3. Bungalow, good ones.
4. shops with good traffic
And avoid all others.
This is not a new topic and I remembered I had quite a long write up before.
There are two reasons why you buy :
buy for own stay
just take good bungalow or good condo with sea view. Supply is not that huge.
But u must decide whether it is a place you wish to stay or just make it a second home. Second home is always costly and ended up, rather troublesome to go and maintain. There are a number of Singaporean own second home in Leisure Farm and Horizon Hill.
Buy for investment.
There are 3 cities u can study for the purpose of investment, Penang, KL, and Iskandar. I went to these 3 places a few times these two years. Since this topic is on Iskandar, so, just share some tots on this.
1. currency risk : S$ is still strong vs M$
2. M$ interest is about 4.2%
3. rental yield is very very poor, quality of tenants ?
4. supply is very very very big
5. Majorities are high density condo
6. who will buy from u say 5 years later?
7. I somehow, find that once tamasek goes in, I better don't do the same.
8. The development of Iskandar will only see more results perhaps five years later.
If you are serious about investing in Iskandar, go there and take a look yourself, at least a few times and get a few agents to help.
If die die u want to buy, then consider :
1. Land : those more than 22,000sf at M$60-75psf at good location
2. condo with good seaview and convenient location
3. Bungalow, good ones.
4. shops with good traffic
And avoid all others.Very good advice uncle!
As a sign, look at those empty apartments right next to Jusco Terbau City. So many units have "FOR SALE" banner hanging. I heard from the Jusco staff that most of the owners are singaporean :banghead:
I overlooked one point. If u study all the packages of the condo selling in Malaysia, you will realise majority of the buyers are weak buyers. They just need to have a very small cash outlay, the developers have all sort of schemes to enable the buyers to minimise the cash outlays and get bank loans.
So, when the projects completed, there will be great difficulties in finding tenants, with high interest rate, and mortgage payment, I forsee, there will be a great selling pressure.
thx for sharing your advice, bro laguna.. :ashamed1:
I overlooked one point. If u study all the packages of the condo selling in Malaysia, you will realise majority of the buyers are weak buyers. They just need to have a very small cash outlay, the developers have all sort of schemes to enable the buyers to minimise the cash outlays and get bank loans.
So, when the projects completed, there will be great difficulties in finding tenants, with high interest rate, and mortgage payment, I forsee, there will be a great selling pressure.Quite true, if one can afford it, naturally SG will be the 1st place to invest as it is home ground.
I overlooked one point. If u study all the packages of the condo selling in Malaysia, you will realise majority of the buyers are weak buyers. They just need to have a very small cash outlay, the developers have all sort of schemes to enable the buyers to minimise the cash outlays and get bank loans.
So, when the projects completed, there will be great difficulties in finding tenants, with high interest rate, and mortgage payment, I forsee, there will be a great selling pressure.
This is just for sharing and I believe many people in my generation lost a pile in Malaysia. The Malaysian developers and agents were very active here in the nineties and this is my true experience:
I had lost quite a sum of money in the nineties. Bought condos in KL and Penang. When I bought the exchange rate was about S$1 to 1.65 ringgit.
The condo in KL was not far from the main city but rental was so low. I ended up leaving the condos empty as I did not want the hassles of cleaning up the apartments,pay repairs and why should I subsidised the tenants heavily? Besides, correspondence with their Inland Revenue was in malay and I always dread their queries.
For management fees, I paid a lump sum to the management and a few times I didn't keep track and was late a week or maybe shorter. The management will efficiently impose a late penalty charge, which was really a very small sum. I often wonder if they do that to their own citizens or do they get satisfaction from doing it to us. They forget that I always send a cheque for advance payments, Where's the goodwill?
My friend still owned a condo in Johore. The whole block is quite near Spore and became a "ghost" block----dilapidated and empty. She wondered if she will be liable for anything.
In the end I sold my condos in Msia for slightly less than half of what I paid. The exchange rate was S$1 for $2.20 ringgit at the time of sale.
After my bitter experience, I am not keen to invest in overseas properties, but I am keeping an open mind.
In the end I sold my condos in Msia for slightly less than half of what I paid. The exchange rate was S$1 for $2.20 ringgit at the time of sale.
After my bitter experience, I am not keen to invest in overseas properties, but I am keeping an open mind.
you are not limited to msia as your oversea property only.. :) :doh:
there are alot of good buy in other countries too. :D
Thanks for your research info. Which zone, A or B, is a better place to invest if have spare cash?
This is not a new topic and I remembered I had quite a long write up before.
There are two reasons why you buy :
buy for own stay
just take good bungalow or good condo with sea view. Supply is not that huge.
But u must decide whether it is a place you wish to stay or just make it a second home. Second home is always costly and ended up, rather troublesome to go and maintain. There are a number of Singaporean own second home in Leisure Farm and Horizon Hill.
Buy for investment.
There are 3 cities u can study for the purpose of investment, Penang, KL, and Iskandar. I went to these 3 places a few times these two years. Since this topic is on Iskandar, so, just share some tots on this.
1. currency risk : S$ is still strong vs M$
2. M$ interest is about 4.2%
3. rental yield is very very poor, quality of tenants ?
4. supply is very very very big
5. Majorities are high density condo
6. who will buy from u say 5 years later?
7. I somehow, find that once tamasek goes in, I better don't do the same.
8. The development of Iskandar will only see more results perhaps five years later.
If you are serious about investing in Iskandar, go there and take a look yourself, at least a few times and get a few agents to help.
If die die u want to buy, then consider :
1. Land : those more than 22,000sf at M$60-75psf at good location
2. condo with good seaview and convenient location
3. Bungalow, good ones.
4. shops with good traffic
And avoid all others.
Where else?
you are not limited to msia as your oversea property only.. :) :doh:
there are alot of good buy in other countries too. :D
auroraborealis
04-11-12, 15:49
Danga bay very cheap now but high risk (possible high return). If u can wait for the next few phases, will be better cos the commercial will launch with residential
it's basically empty land now with promises that may or may not come thru. i'm waiting for the commercial to launch, see response then decide if shld buy the residential
if wait until shopping mall... then means will have gone well & price will b sky high by then
Anyone invested in Iskandar?
Which are the areas to recommend? Danga Bay?
Yes, you are right. Furthermore, there is some effluent flowing out from the nearby river.
Danga bay very cheap now but high risk (possible high return). If u can wait for the next few phases, will be better cos the commercial will launch with residential
it's basically empty land now with promises that may or may not come thru. i'm waiting for the commercial to launch, see response then decide if shld buy the residential
if wait until shopping mall... then means will have gone well & price will b sky high by then
Wolverine23
04-11-12, 16:26
You may want to check how is danga bay being formed? Check out the infrastructure around there first.
Now tryingto read up.... now sure where to find out.
Seems like 3 hot areas: Danga Bay, Nuruyasa and Medllin
This is just for sharing and I believe many people in my generation lost a pile in Malaysia. The Malaysian developers and agents were very active here in the nineties and this is my true experience:
I had lost quite a sum of money in the nineties. Bought condos in KL and Penang. When I bought the exchange rate was about S$1 to 1.65 ringgit.
The condo in KL was not far from the main city but rental was so low. I ended up leaving the condos empty as I did not want the hassles of cleaning up the apartments,pay repairs and why should I subsidised the tenants heavily? Besides, correspondence with their Inland Revenue was in malay and I always dread their queries.
For management fees, I paid a lump sum to the management and a few times I didn't keep track and was late a week or maybe shorter. The management will efficiently impose a late penalty charge, which was really a very small sum. I often wonder if they do that to their own citizens or do they get satisfaction from doing it to us. They forget that I always send a cheque for advance payments, Where's the goodwill?
My friend still owned a condo in Johore. The whole block is quite near Spore and became a "ghost" block----dilapidated and empty. She wondered if she will be liable for anything.
In the end I sold my condos in Msia for slightly less than half of what I paid. The exchange rate was S$1 for $2.20 ringgit at the time of sale.
After my bitter experience, I am not keen to invest in overseas properties, but I am keeping an open mind.
Thanks for the open sharing. I believe one need to be there to see and familiar about the place prior to investing overseas. To me the simple rule is, stick to the prime area only. Meaning in Msia, invest in KLCC only.
Allthepies
04-11-12, 18:02
This is just for sharing and I believe many people in my generation lost a pile in Malaysia. The Malaysian developers and agents were very active here in the nineties and this is my true experience:
I had lost quite a sum of money in the nineties. Bought condos in KL and Penang. When I bought the exchange rate was about S$1 to 1.65 ringgit.
The condo in KL was not far from the main city but rental was so low. I ended up leaving the condos empty as I did not want the hassles of cleaning up the apartments,pay repairs and why should I subsidised the tenants heavily? Besides, correspondence with their Inland Revenue was in malay and I always dread their queries.
For management fees, I paid a lump sum to the management and a few times I didn't keep track and was late a week or maybe shorter. The management will efficiently impose a late penalty charge, which was really a very small sum. I often wonder if they do that to their own citizens or do they get satisfaction from doing it to us. They forget that I always send a cheque for advance payments, Where's the goodwill?
My friend still owned a condo in Johore. The whole block is quite near Spore and became a "ghost" block----dilapidated and empty. She wondered if she will be liable for anything.
In the end I sold my condos in Msia for slightly less than half of what I paid. The exchange rate was S$1 for $2.20 ringgit at the time of sale.
After my bitter experience, I am not keen to invest in overseas properties, but I am keeping an open mind.
Thks for sharing.
This is what I expected too, the rental demand in Malaysia is near to zero.
The resale value is also challenging as there are new and better developments to fight with you, why buy from u? Also exchange rate will probably wipe out your profit if there is any to begin with.
It is only "good", again this is subjective, if you plan to stay there.
The worst, is, someone will stay there without your knowledge....
Thanks for your research info. Which zone, A or B, is a better place to invest if have spare cash?
Sori, NONE is the word to say from me.
For investment, there are so many good vehicles around.
Allthepies
04-11-12, 18:13
If u have lots of cash, go for Singapore properties, if u have lesser cash, go for Singapore stocks :D :D
Thanks for the open sharing. I believe one need to be there to see and familiar about the place prior to investing overseas. To me the simple rule is, stick to the prime area only. Meaning in Msia, invest in KLCC only.
I need to warn you about KLCC as well.
Spend a week there, see showflats, and check various property portals in that area, then make your conclusion.
factors to look at :
1. vacancy rate
2. supply situation
3. traffic condition
There is this new financial centre coming up. but???????
Now, a lot of people are looking at those cheaper ones sub-urban with the new train stations...I have to study this...may not even want to study, as I am not interested.
Wolverine23
04-11-12, 18:48
I need to warn you about KLCC as well.
Spend a week there, see showflats, and check various property portals in that area, then make your conclusion.
factors to look at :
1. vacancy rate
2. supply situation
3. traffic condition
There is this new financial centre coming up. but???????
Now, a lot of people are looking at those cheaper ones sub-urban with the new train stations...I have to study this...may not even want to study, as I am not interested.
So no one here is positive on the future Iskandar?
So no one here is positive on the future Iskandar?
buy shops, for F&B at the right location with good traffic
Wolverine23
04-11-12, 19:10
buy shops, for F&B at the right location with good traffic
Any recommendations?
Already hve too many in singapore. Just thinking of diversifying to outside singapore. Dif not want to contribute too much to our garment.
If u have lots of cash, go for Singapore properties, if u have lesser cash, go for Singapore stocks :D :D
Singapore is expanding. JB will be the next OCR in 5 years' time.
I returned from JB to Singapore via Woodlands last week weekday around 3pm (I usually use 2nd link). JB custom was cleared quite fast (5 min). Singapore custom took me 30 min, only because I cut queue.
Take a look at the real-time camera below, and it makes you wonder why things happen the way they are. It only points to one thing that could be sensitive to be mentioned here. This lies the key to the title of this thread. Just be careful of crimes there though.
http://www.onemotoring.com.sg/publish/onemotoring/en/on_the_roads/traffic_cameras0/woodlands/2701.popup.html
Any recommendations?
I did not search hard enough.
I went there only once to look for shops, and I gave up.
Those in the market is superb terrible.
U need to look for those that likely to be rented by banks...
I did not search hard enough.
I went there only once to look for shops, and I gave up.
Those in the market is superb terrible.
U need to look for those that likely to be rented by banks...
U missed Bt Indah and Nusa Bestari? This is prob the hub of Nusajaya at the moment.
Wolverine23
04-11-12, 19:27
U missed Bt Indah and Nusa Bestari? This is prob the hub of Nusajaya at the moment.
Nusajaya seems to be hot. Do you think it will spill over to Danga bay? Feel like just buying a small condo (ard RM600k) to gamble....
U missed Bt Indah and Nusa Bestari? This is prob the hub of Nusajaya at the moment.
yes, if not wrong, u alr invested there
Nusajaya seems to be hot. Do you think it will spill over to Danga bay? Feel like just buying a small condo (ard RM600k) to gamble....
I suppose to get one for alternative lifestyle or weekend getaway is fine. I don't recommend condo for investment. I haven't studied JB condo in detail, so my comments will not be fair. Singaporeans and Johoreans still prefer G&G landed.
yes, if not wrong, u alr invested there
Yes, I kenna blasted here for buying in JB.
Fanning outwards from Bt Indah towards the 2nd link, land is gradually being used up. I visited Horizon Hill showflat also, in terms of land, probably around 30% left. More or less confirmed my thoughts that land in good areas will be used up quite fast in the next 5 years.
https://www.dropbox.com/s/2pgr4fsdhlymm0c/2012-09-09%2017.15.36.jpg.
Wolverine23
04-11-12, 19:51
I suppose to get one for alternative lifestyle or weekend getaway is fine. I don't recommend condo for investment. I haven't studied JB condo in detail, so my comments will not be fair. Singaporeans and Johoreans still prefer G&G landed.
I think landed is good. But what I heard so far is that landed is harder to rent out there....
E&O is partnering Tamesek and i have registered my interest with them.
Mainly terraces, condo and perhaps a few bungalow.
But E&O pricing is very steep
I think landed is good. But what I heard so far is that landed is harder to rent out there....
I don't think many Johoreans can afford the rental that can cover the installment of the owners of recent condo launches. Investing in new JB condo for rental could be one of the worst ideas.
E&O is partnering Tamesek and i have registered my interest with them.
Mainly terraces, condo and perhaps a few bungalow.
But E&O pricing is very steep
I suspect 99LH and resale could be a real issue 10-20 years down the road. But if you are buying for own use, it should be fine. I would rather get somewhere FH and with more amenities, then use the savings to buy tonics for better health.
I suspect 99LH and resale could be a real issue 10-20 years down the road. But if you are buying for own use, it should be fine. I would rather get somewhere FH and with more amenities, then use the savings to buy tonics for better health.
I am not buying. It is not going to be reasonably priced under the brand of E&O.
buttercarp
04-11-12, 20:10
E&O is partnering Tamesek and i have registered my interest with them.
Mainly terraces, condo and perhaps a few bungalow.
But E&O pricing is very steep
Is this E&O same company as the train company which runs from Singapore to Bangkok?
Is this E&O same company as the train company which runs from Singapore to Bangkok?
http://www.easternandoriental.com/#/home
buttercarp
04-11-12, 20:37
http://www.easternandoriental.com/#/home
Thanks.
So they are different companies.
But both cater to individuals with expensive taste.
Thanks.
So they are different companies.
But both cater to individuals with expensive taste.
Yes, i went to see their Mt Mary at KL and Quayside at Penang.
good quality and taste in finishing
I need to warn you about KLCC as well.
Spend a week there, see showflats, and check various property portals in that area, then make your conclusion.
factors to look at :
1. vacancy rate
2. supply situation
3. traffic condition
There is this new financial centre coming up. but???????
Now, a lot of people are looking at those cheaper ones sub-urban with the new train stations...I have to study this...may not even want to study, as I am not interested.
Ok, noted. On my side, i commute to KL very frequently, at least once a month for the past few years, so i also got do my due diligence :)
Thks for sharing.
This is what I expected too, the rental demand in Malaysia is near to zero.
The resale value is also challenging as there are new and better developments to fight with you, why buy from u? Also exchange rate will probably wipe out your profit if there is any to begin with.
It is only "good", again this is subjective, if you plan to stay there.
I dont agree on the rental demand is almost zero, esp if we are talking about Klcc vicinty. There are demands from local as well as from expats.
Wolverine23
04-11-12, 21:18
I don't think many Johoreans can afford the rental that can cover the installment of the owners of recent condo launches. Investing in new JB condo for rental could be one of the worst ideas.
Ya, but I do not need it to cover the instalments in the short term. The real reward should be capital gain if Iskandar really becomes a prominent Metropolis city.... maybe 15 years time?
I forgot to mention
income tax is 26% on net rental income
flat rate...
real estate gain tax 15-15-10-10-10 for 1st to 5th year...this one is still ok as compared to our SSD
I bought a G&G terrace around 1.5 years ago. Sitting on capital appreciation of ard 37%. Plan to use for weekend home and future retirement home, so cant really benefit from the price appreciation......
Horizon Hill, Bukit Indah, Leisure Farm, Taman Molek, Setia Tropika, Austin Heights are some areas that are strategically located and will do well.
Danga bay in theory should do well but a lot depends too much on MY govt executional skills, which I dont have much faith in.
potential for malaysia government to screw all foreign investors. like in the 87-90s incident.
I bought a G&G terrace around 1.5 years ago. Sitting on capital appreciation of ard 37%. Plan to use for weekend home and future retirement home, so cant really benefit from the price appreciation......
Horizon Hill, Bukit Indah, Leisure Farm, Taman Molek, Setia Tropika, Austin Heights are some areas that are strategically located and will do well.
Danga bay in theory should do well but a lot depends too much on MY govt executional skills, which I dont have much faith in.
Yup, buy proven areas.
Wolverine23
05-11-12, 21:12
Yup, buy proven areas.
ok....
Singled out 3 projects: 1Medini, Encorp Marine and Tropez.
If u r OK w 99LH for medini. Other two r pricey condos to me. Maybe u have better investor sense than me.
Wolverine23
06-11-12, 00:34
If u r OK w 99LH for medini. Other two r pricey condos to me. Maybe u have better investor sense than me.
buying a hope?
ok....
Singled out 3 projects: 1Medini, Encorp Marine and Tropez.
Instead of 'proven' areas, you just about chose the 3 riskiest projects! But high risk, high return mah...... Gd luck
Wolverine23
06-11-12, 16:23
Instead of 'proven' areas, you just about chose the 3 riskiest projects! But high risk, high return mah...... Gd luck
You really think so??? OMG.... Y?
I also wan to know the risk which the Chinese,
Japanese, temasek, gleneagles and pinewood don't know
I also wan to know the risk which the Chinese,
Japanese, temasek, gleneagles and pinewood don't know
The risk of being tied up and robbed and other horrible stuffs?
Wolverine23
06-11-12, 19:33
So it it risky or not????
Wolverine23
06-11-12, 21:08
RM600k can get a landed ppty in Iskandar?
Or a 3 storey shop?
You really think so??? OMG.... Y?
Have you had a look at these 3 plots of land and the surrounding areas? You need to have a lot of faith in MYR Govt & developers executional skills.
On the other hand, areas like Bukit Indah, Sutera Utama, Molek, Austin have a ready pool of SG PRs staying there, ie strong local demand.
Other developments like Horizon Hill, East Ledang, Leisure farm have strong Ang Mo demand.
To summarize, those 3 projects you mentioned may well work, but looking at the current developments there, are you ready to take a leap of faith?
Wolverine23
07-11-12, 06:39
http://www.iproperty.com.my/propertylisting/1435465/Town_Bungalow_House_ForSale
http://www.iproperty.com.my/propertylisting/725603/ADDA__HEIGHT_Cluster_Homes_ForSale
http://www.iproperty.com.my/developments/2401/Citrine_-_Double_Storey_Cluster
http://www.iproperty.com.my/propertylisting/1661080/permas_jaya_2-sty_Terrace_Link_House_ForSale
http://www.iproperty.com.my/developments/2392/Sapphire_8
So these are safer???? :)
new2mondrian
27-01-13, 23:08
Hi bros and sisters,
I bought a G&G house at Bestari Heights recently for RM 9xxk, as a vacation home since landed here have astronomical pricing. We are looking at it as a form of consumption, not really for investment returns nor rental. Land size is 2700sqft, built up is 3500sqft. Anyone who is vested there too? Mine will only TOP somewhere around 2014.
Just a few questions since I really am a novice when it comes to overseas properties:
- Is it preferable to take a loan, or to pay up in full? We noted that the MYR fixed deposit rate is in excess of 3%. One possibility is to do a back to back arrangement, I put a similar sum in ringgit deposit and earn 3%, and take a ringgit loan at about 4.2%. The net difference is not significant, but I am not sure if this is the best way of dealing with the financing. And any risks if I pay up in full rather than taking a loan?
- for G&G properties, what other security options have you put in place? Was thinking that alarm systems may not be effective since we are not based there.
- anyone installed solar panels? I noted that the house comes with a metal roof. :( possible to install solar panels? And for gated compounds, possible to do A&A on your own house?
- when we bought, the agents kept insisting that ours is an international lot, which means no restriction on its sale later. How can I check that this assertion is indeed true? Would it be stated in the sales and purchase agreement?
Many thanks in advance! Sorry for the long post. :)
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