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Property in Johor

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On 10/9/2019 at 12:32 PM, Flying_genie said:

Feel like laughing at his misery. What did he expect? China developer with Malaysia QC. Pay peanuts, get monkeys lor.

It is very sad to see these people any-o-how invest property, based on following the herds. A RM 1million condo is way over priced in Malaysia.Worst still for those who bought into attractive township sold by various developers. Is not that we better to invest in Malaysia properties. I have seen people invest in Singapore condos, but ended up unable to get rental yields to cover the loan and maintenance of property.  Is all about how to invest property in a well-thought of the downsides, rather than looking forward the upsides. I have a few friends that managed this well, due to their experience in Malaysia JB properties. Here are some advise for those who want to invest in Malaysia properties :

1. Never buy condo for more than RM500k. Average local middle income earnings, that is the limit. This is to allow you to sell not only to foreigners, but to locals too.

2. Buy into smaller number of units of a development. For example , not more than a few hundred units.

3. This said development , must be near many eateries and supermarkets serving mainly nearby critical mass of residents in mature estates that is already supporting the shops.  But not the large shopping malls around that may in-turn make the place too noisy with traffic jams. This naturally becomes an unsafe place, where all kinds of people coming around.

4. The development must not be near to many other developments with huge number of units. It have to be mature development around.

5. Development that is near 10 - 15 mins drive to major industrial with many MNCs. If there is an airhub better still. But do ensure flights does not fly over the development, and is of a distance 8km -10km away. 

6. Hitting expressways of not more than 10 - 15 mins away.

Singapore property have own set of problems. Majority condo developments are targeted mass market. Many have flocked in between 2013 - 2016, paying as high as 900k of a 450 Square feet unit. How they find it hard to rent out, or rent at negative yield after all loans and maintenance deducted. Those who bought bigger units are also facing near negative yield after all loans and maintenance deducted, as of today. This group of property investors are mostly middle income earnings, praying that they don't lost their jobs, and sleepless nights for those on tight cash flows.

So don't follow the crowd. This have been the biggest weakness in human. I have to do much leg job and homework. Always look at the downside first, follow-by upside will take care of itself. Ever it things turn bad, one is already prepare with enough buffer ahead, by not throwing large investment blindly.   

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On 10/8/2019 at 10:57 PM, Wt_know said:

where is the princess? muahahaha

Balek liao after showflat closed 😆

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handover a house with some defects to the owner is a comment practice in Malaysia property market now.

developer rush to handover property to buyer within the contractual time frame to avoid paying overdue penalty and let the buyer

file and claim for defect complaint within the 2 years warranty period.

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1 hour ago, HP_Lee said:

It is very sad to see these people any-o-how invest property, based on following the herds. A RM 1million condo is way over priced in Malaysia.Worst still for those who bought into attractive township sold by various developers. Is not that we better to invest in Malaysia properties. I have seen people invest in Singapore condos, but ended up unable to get rental yields to cover the loan and maintenance of property.  Is all about how to invest property in a well-thought of the downsides, rather than looking forward the upsides. I have a few friends that managed this well, due to their experience in Malaysia JB properties. Here are some advise for those who want to invest in Malaysia properties :

1. Never buy condo for more than RM500k. Average local middle income earnings, that is the limit. This is to allow you to sell not only to foreigners, but to locals too.

2. Buy into smaller number of units of a development. For example , not more than a few hundred units.

3. This said development , must be near many eateries and supermarkets serving mainly nearby critical mass of residents in mature estates that is already supporting the shops.  But not the large shopping malls around that may in-turn make the place too noisy with traffic jams. This naturally becomes an unsafe place, where all kinds of people coming around.

4. The development must not be near to many other developments with huge number of units. It have to be mature development around.

5. Development that is near 10 - 15 mins drive to major industrial with many MNCs. If there is an airhub better still. But do ensure flights does not fly over the development, and is of a distance 8km -10km away. 

6. Hitting expressways of not more than 10 - 15 mins away.

Singapore property have own set of problems. Majority condo developments are targeted mass market. Many have flocked in between 2013 - 2016, paying as high as 900k of a 450 Square feet unit. How they find it hard to rent out, or rent at negative yield after all loans and maintenance deducted. Those who bought bigger units are also facing near negative yield after all loans and maintenance deducted, as of today. This group of property investors are mostly middle income earnings, praying that they don't lost their jobs, and sleepless nights for those on tight cash flows.

So don't follow the crowd. This have been the biggest weakness in human. I have to do much leg job and homework. Always look at the downside first, follow-by upside will take care of itself. Ever it things turn bad, one is already prepare with enough buffer ahead, by not throwing large investment blindly.   

That's extremely good advice here. I was lucky that I got my "investment" place when the market was low and my cousin who I had engaged as my agent, walked me through all the downsides of investing in a mass market condo. Once I had accepted the risks, she then walk me through and which are to focus on where I can at least maintain the purchase price.

Example: 5 mins walk to MRT, maturity level of the estate, what amenities are there in the estate, etc.

I did a lot of homework myself by walking around the estate, taking a 5 mins drive around the area and reading up on the area. I think that's something most "investors" should do so that they can gauge if the area is good for rental.

Back to the Johor topic, my cousin bought a few of these "excellent investment" properties and have regretted the idea. Now these houses has been converted into holiday homes as they can't be rented out nor sell to the locals as they are "too exp". I now take the opportunity to stay at her holiday home. Haha

Edited by Banz86
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1 hour ago, Banz86 said:

Back to the Johor topic, my cousin bought a few of these "excellent investment" properties and have regretted the idea. Now these houses has been converted into holiday homes as they can't be rented out nor sell to the locals as they are "too exp". I now take the opportunity to stay at her holiday home. Haha

holiday home is just another way to "ownself console ownself"

there are tons of 5star hotel and apartment available in jb with awesome buffet breakfast and swimming pool as "holiday home" .... muahahaha

every week can check in different place to enjoy to the max

the holiday home after 3-5-7 years become lousy home for the project with no maintenance and upkeep

many sinkies buy jb condo with the sole intention to flip but then change tone say "holiday home" ... say worth it ... jin happy

Edited by Wt_know
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43 minutes ago, Wt_know said:

holiday home is just another way to "ownself console ownself"

there are tons of 5star hotel and apartment available in jb with awesome buffet breakfast and swimming pool as "holiday home" .... muahahaha

every week can check in different place to enjoy to the max

the holiday home after 3-5-7 years become lousy home for the project with no maintenance and upkeep

many sinkies buy jb condo with the sole intention to flip but then change tone say "holiday home" ... say worth it ... jin happy

to each his own......

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56 minutes ago, Wt_know said:

holiday home is just another way to "ownself console ownself"

there are tons of 5star hotel and apartment available in jb with awesome buffet breakfast and swimming pool as "holiday home" .... muahahaha

every week can check in different place to enjoy to the max

the holiday home after 3-5-7 years become lousy home for the project with no maintenance and upkeep

many sinkies buy jb condo with the sole intention to flip but then change tone say "holiday home" ... say worth it ... jin happy

Don't be so ziak ark lah and rub salt into their wounds.... 

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1 hour ago, Volvobrick said:

Don't be so ziak ark lah and rub salt into their wounds.... 

yes, my bad ..... some say to each his own ... :D

 

Edited by Wt_know

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As long as the development is completed and keys handed to buyers, that itself is already si beh heng liao. Last time many developers just close shop makan all the money run road. Lol. 

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5 hours ago, HP_Lee said:

It is very sad to see these people any-o-how invest property, based on following the herds. A RM 1million condo is way over priced in Malaysia.Worst still for those who bought into attractive township sold by various developers. Is not that we better to invest in Malaysia properties. I have seen people invest in Singapore condos, but ended up unable to get rental yields to cover the loan and maintenance of property.  Is all about how to invest property in a well-thought of the downsides, rather than looking forward the upsides. I have a few friends that managed this well, due to their experience in Malaysia JB properties. Here are some advise for those who want to invest in Malaysia properties :

1. Never buy condo for more than RM500k. Average local middle income earnings, that is the limit. This is to allow you to sell not only to foreigners, but to locals too.

2. Buy into smaller number of units of a development. For example , not more than a few hundred units.

3. This said development , must be near many eateries and supermarkets serving mainly nearby critical mass of residents in mature estates that is already supporting the shops.  But not the large shopping malls around that may in-turn make the place too noisy with traffic jams. This naturally becomes an unsafe place, where all kinds of people coming around.

4. The development must not be near to many other developments with huge number of units. It have to be mature development around.

5. Development that is near 10 - 15 mins drive to major industrial with many MNCs. If there is an airhub better still. But do ensure flights does not fly over the development, and is of a distance 8km -10km away. 

6. Hitting expressways of not more than 10 - 15 mins away.

Singapore property have own set of problems. Majority condo developments are targeted mass market. Many have flocked in between 2013 - 2016, paying as high as 900k of a 450 Square feet unit. How they find it hard to rent out, or rent at negative yield after all loans and maintenance deducted. Those who bought bigger units are also facing near negative yield after all loans and maintenance deducted, as of today. This group of property investors are mostly middle income earnings, praying that they don't lost their jobs, and sleepless nights for those on tight cash flows.

So don't follow the crowd. This have been the biggest weakness in human. I have to do much leg job and homework. Always look at the downside first, follow-by upside will take care of itself. Ever it things turn bad, one is already prepare with enough buffer ahead, by not throwing large investment blindly.   

Just an add-on. Find out who are the future new owner are. Mainly locals or foreigners or investors? If you have many foreigners/local investors buying the development, this is a bug-bear if one plan to rent out.   One should not buy into more than RM500k investment and expect to rent out to locals. Who will rent such a expensive unit?  Unless there are MNCs corporate willing to rent for their upper management teams that is contracted to work nearby MNCs for few years, that may enable to rent out to. 

I know is a difficult job to look around and need a pair of strong legs. A few may able to find yields as high as 7% to 9% in Malaysia. Every country have a way or 2 to invest in properties. It is how, one knows the market of it's own. So if those who are comfortable to just for the 2% or less yield, than Singapore is the way to go. Unless one really uncovers gem like property, which is a tough fight with so many investors going for the same pie. This eventually, leads to thinning of yields, and barely have any buffer if things turns.    

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6 hours ago, HP_Lee said:

It is very sad to see these people any-o-how invest property, based on following the herds. A RM 1million condo is way over priced in Malaysia.Worst still for those who bought into attractive township sold by various developers. Is not that we better to invest in Malaysia properties. I have seen people invest in Singapore condos, but ended up unable to get rental yields to cover the loan and maintenance of property.  Is all about how to invest property in a well-thought of the downsides, rather than looking forward the upsides. I have a few friends that managed this well, due to their experience in Malaysia JB properties. Here are some advise for those who want to invest in Malaysia properties :

1. Never buy condo for more than RM500k. Average local middle income earnings, that is the limit. This is to allow you to sell not only to foreigners, but to locals too.

2. Buy into smaller number of units of a development. For example , not more than a few hundred units.

3. This said development , must be near many eateries and supermarkets serving mainly nearby critical mass of residents in mature estates that is already supporting the shops.  But not the large shopping malls around that may in-turn make the place too noisy with traffic jams. This naturally becomes an unsafe place, where all kinds of people coming around.

4. The development must not be near to many other developments with huge number of units. It have to be mature development around.

5. Development that is near 10 - 15 mins drive to major industrial with many MNCs. If there is an airhub better still. But do ensure flights does not fly over the development, and is of a distance 8km -10km away. 

6. Hitting expressways of not more than 10 - 15 mins away.

Singapore property have own set of problems. Majority condo developments are targeted mass market. Many have flocked in between 2013 - 2016, paying as high as 900k of a 450 Square feet unit. How they find it hard to rent out, or rent at negative yield after all loans and maintenance deducted. Those who bought bigger units are also facing near negative yield after all loans and maintenance deducted, as of today. This group of property investors are mostly middle income earnings, praying that they don't lost their jobs, and sleepless nights for those on tight cash flows.

So don't follow the crowd. This have been the biggest weakness in human. I have to do much leg job and homework. Always look at the downside first, follow-by upside will take care of itself. Ever it things turn bad, one is already prepare with enough buffer ahead, by not throwing large investment blindly.   

Sounds like good advice. Advising people not to take loan always sound like good advice.

But with critical blind spots.

The current local state is purposefully managed by the Govt. They try to minimise the number of people getting windfall and ending the game. But standing on their side is never a bad thing. The local game can also change anytime the Govt needs to change it. One tweak coming is loosening of monetary policy to be announced next week.

Moreover, negative yields only truly happen if one pays 20% and loans 80%, plus get a property priced far above its comparable. Try paying 30-40% and loaning 60-70% instead. For the really rich, they can pay up 100% and not have it caveated. Back to the middle income, rent still far far exceeds interests and maintenance paid.

For Johor properties, on top of all the problems, there is also currency depreciation to be concerned about if one decides to pay up a large % of down payment.

Edited by Showster
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msia highly speculated simi sai 1m condo will be discounted at 600k to move sales?  .... huat ah!

straightaway 40% savings ...

sekali the defect condo only worth 300k ... lol

74F257FF-48F8-49ED-83F4-2CEC32F9E54A.png

Edited by Wt_know

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37 minutes ago, Wt_know said:

msia highly speculated simi sai 1m condo will be discounted at 600k to move sales?  .... huat ah!

straightaway 40% savings ...

sekali the defect condo only worth 300k ... lol

74F257FF-48F8-49ED-83F4-2CEC32F9E54A.png

40% sale!!! Mai tu liao!!

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ask all the experts here ah - why dyson dont buy malaysia properties but buy singapore properties har???

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because buy $74M can sell $100M when hdb is selling $1M a pop 

he scare laoma one stroke of pen his $74M gone case liao ... lol

Edited by Wt_know

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The RM $1 mil restriction was poorly implemented. Now the government regretted and reversed the decision. However, it is too late.

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54 minutes ago, sgcarmart2019 said:

ask all the experts here ah - why dyson dont buy malaysia properties but buy singapore properties har???

Cos he got alot money 

 

if dyson no money he will also look at jb lol

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