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Property News
- Thread starter FHBH12
- Start date
A few things we've learned about CSLONG so far.
He doesnt own any properties
He hate Setia and EcoWorld projects.
He loves RnF.
He likes to slander other property developers without facts.
How to Tell if the House You’re Buying Will Make You Rich
Ryan Ong
July 24, 2014
So you’re buying your first property, and you’re facing the almighty gains question: is this house going to be a goldmine? Your launchpad to mansions and caviar? Your solution to your child’s luxury needs, which are rapidly eclipsing the cost of the first moon base? Well without resort to expensive data, here’s the best way to tell:
Caveat: Property Analysis is Super Complicated
There’s a reason “property analyst” is a profession. The data is difficult to acquire, costs thousands, and involves staring at charts and indicators until your corneas catch fire.
If you want to do a proper, in-depth analysis of a property, nothing will take the place of an expert. This is a only a general set of guidelines, for people who don’t have the immense budget and data required.
1. Check Future Developments from the URA Master Plan
The URA Master Plan is basically a treasure map for property investors. By looking at government plans for each area (e.g. Jurong is going to become a business hub, Lim Chu Kang is going to look like we annexed a Vietnamese village), you can predict how property prices will move.
This is the best way to spot undervalued property: A house in Jurong West may look like a shack in Mordor right now, and be priced accordingly – but give it a few years, and it might be right next to three shopping malls and a train station. That would mean good rental income or high capital gains, relative to its purchase price.
2. Check the Reputation of the Nearest School(s)
Officially, every school is a good school. In reality, comparing my school to the one in the next district is like comparing between Queenstown remand facility and Cambridge.
Most Singaporeans care about getting into top schools. And since school registration takes proximity into account, some will pay top dollar for property near a desirable school.
The bad news is that this is often factored into the purchase price already; but never discount how much more a potential buyer will pay, if they’re truly desperate for a better shot at the school.
3. Check the Rental Income or Price of Surrounding Properties
Districts have their own median prices. Be a little more microscopic than that though – check out property listings and ads near your intended purchase. How much are they charging for rental? How much are the other people selling for?
This gives you two things. First, you’ll know if you’re getting a bargain price, or on the end of a rip-off. Second, you can check the prices of the surrounding properties from 10 or 15 years ago (ask your agent to do it if you’re lazy). This will give you a sense of how much the property appreciates.
4. Time the Purchase According to Interest Rates
The interest rates on a home loan fluctuate daily – and there are often over 50 different packages on the market at a time. A large part of your capital gains (read: profit when you sell) depends on getting the right package: the more interest you pay, the lower your profit.
If you don’t have time to call each bank, you can contact one of our mortgage specialists, who compare rates for free. Ideally, you want to get a fixed rate loan while the interest is low.
5. Check the Management’s Portfolio (if Buying a Condo)
Almost every condo looks stunning when it’s launched. But give it a few years, and the management’s competence will start to show.
Lousy management leads to run down gyms, peeling paint, and a swimming pool that’s only frequented by World Health Organisation inspectors. That’s bad for both rental income and capital gains.
So dig up the management’s portfolio – and pay a visit to properties they’re managing. The developments that are five years or older will give you a hint about their competence.
http://blog.moneysmart.sg/property/...-rich/?utm_source=outbrain&utm_campaign=viral
Ryan Ong
July 24, 2014
So you’re buying your first property, and you’re facing the almighty gains question: is this house going to be a goldmine? Your launchpad to mansions and caviar? Your solution to your child’s luxury needs, which are rapidly eclipsing the cost of the first moon base? Well without resort to expensive data, here’s the best way to tell:
Caveat: Property Analysis is Super Complicated
There’s a reason “property analyst” is a profession. The data is difficult to acquire, costs thousands, and involves staring at charts and indicators until your corneas catch fire.
If you want to do a proper, in-depth analysis of a property, nothing will take the place of an expert. This is a only a general set of guidelines, for people who don’t have the immense budget and data required.
1. Check Future Developments from the URA Master Plan
The URA Master Plan is basically a treasure map for property investors. By looking at government plans for each area (e.g. Jurong is going to become a business hub, Lim Chu Kang is going to look like we annexed a Vietnamese village), you can predict how property prices will move.
This is the best way to spot undervalued property: A house in Jurong West may look like a shack in Mordor right now, and be priced accordingly – but give it a few years, and it might be right next to three shopping malls and a train station. That would mean good rental income or high capital gains, relative to its purchase price.
2. Check the Reputation of the Nearest School(s)
Officially, every school is a good school. In reality, comparing my school to the one in the next district is like comparing between Queenstown remand facility and Cambridge.
Most Singaporeans care about getting into top schools. And since school registration takes proximity into account, some will pay top dollar for property near a desirable school.
The bad news is that this is often factored into the purchase price already; but never discount how much more a potential buyer will pay, if they’re truly desperate for a better shot at the school.
3. Check the Rental Income or Price of Surrounding Properties
Districts have their own median prices. Be a little more microscopic than that though – check out property listings and ads near your intended purchase. How much are they charging for rental? How much are the other people selling for?
This gives you two things. First, you’ll know if you’re getting a bargain price, or on the end of a rip-off. Second, you can check the prices of the surrounding properties from 10 or 15 years ago (ask your agent to do it if you’re lazy). This will give you a sense of how much the property appreciates.
4. Time the Purchase According to Interest Rates
The interest rates on a home loan fluctuate daily – and there are often over 50 different packages on the market at a time. A large part of your capital gains (read: profit when you sell) depends on getting the right package: the more interest you pay, the lower your profit.
If you don’t have time to call each bank, you can contact one of our mortgage specialists, who compare rates for free. Ideally, you want to get a fixed rate loan while the interest is low.
5. Check the Management’s Portfolio (if Buying a Condo)
Almost every condo looks stunning when it’s launched. But give it a few years, and the management’s competence will start to show.
Lousy management leads to run down gyms, peeling paint, and a swimming pool that’s only frequented by World Health Organisation inspectors. That’s bad for both rental income and capital gains.
So dig up the management’s portfolio – and pay a visit to properties they’re managing. The developments that are five years or older will give you a hint about their competence.
http://blog.moneysmart.sg/property/...-rich/?utm_source=outbrain&utm_campaign=viral
5 Feng Shui Tips to Help You Sell Your Home
Joanne Poh September 4, 2014
Good feng shui doesn’t mean placing statues of dragons and elderly Chinese deities all over your flat. Lots of feng shui principles make sense not only in the smoky, joss paper-scented dens of dodgy fortune-tellers but also in the real world.
Whether you dismiss feng shui as a load of rubbish (or just plain common sense) or have your own master, there’s no harm trying out some of these tricks that can help you sell your home at a better price.
1. Keep Your Entrance Bright
Feng shui fans believe the entrance to your home should be a “bright hall”: big, well-lit and welcoming. I don’t know about you, but if I were viewing a property and the front door looked like the entrance to the Ten Courts of Hell in the bowels of the earth, I probably would not buy it.
Get rid of all the dead potted plants and decaying shoes that have been collecting at your front door and install some lights to welcome prospective buyers.
2. Avoid Too Much Darkness
Feng shui is all about the balance between yin and yang, light and dark. If your interior is shadowy enough to make Marilyn Manson or the Addams Family feel right at home, please repaint those black walls a more cheerful colour and, unless you’re hiding kidnapped children in the house, let in some natural light.
3. Get Rid of Clutter
You might have painstakingly collected all your kids’ old assessment books for the last 20 years in hopes of selling them to desperate parents on the black market in the event of a large-scale disaster.
Or maybe you have a collection of creepy dolls. Whatever it is, keep all your clutter out of sight. If a prospective buyer trips over some junk you left on the floor, it’s all over.
4. Position Furniture Wisely
Nothing makes expensive furniture look cheaper than lousy placement. Your sofa might be made of leather from the same cows wagyu beef comes from, but if your visitors can only see it from behind when they step into the living room, they’re not going to be too impressed. Also make sure prospective buyers do not get jabbed by any sharp, menacing corners or trapped in between the furniture.
5. Use Art to Create the Right Atmosphere
There’s a reason feng shui masters tell their clients to put up paintings of flowers in bloom, idyllic mountain scenes or energetic horses and not posters featuring indie bands or political manifestos. The art on your walls is not there to impress people with how cool or culturally-relevant you are but to help them imagine themselves living there.
Bonus Tip: Water fixtures at the front of the house are meant to bring luck, as are angled doors. Keep a look out the next time you’re walking around a private estate! Water features, unfortunately, aren’t the sort of thing you can pick up at Daiso for $2 so if you are looking to renovate your home, you should definitely compare renovation loan rates first.
http://blog.moneysmart.sg/property/5-feng-shui-tips-to-help-you-sell-your-home/
Joanne Poh September 4, 2014
Good feng shui doesn’t mean placing statues of dragons and elderly Chinese deities all over your flat. Lots of feng shui principles make sense not only in the smoky, joss paper-scented dens of dodgy fortune-tellers but also in the real world.
Whether you dismiss feng shui as a load of rubbish (or just plain common sense) or have your own master, there’s no harm trying out some of these tricks that can help you sell your home at a better price.
1. Keep Your Entrance Bright
Feng shui fans believe the entrance to your home should be a “bright hall”: big, well-lit and welcoming. I don’t know about you, but if I were viewing a property and the front door looked like the entrance to the Ten Courts of Hell in the bowels of the earth, I probably would not buy it.
Get rid of all the dead potted plants and decaying shoes that have been collecting at your front door and install some lights to welcome prospective buyers.
2. Avoid Too Much Darkness
Feng shui is all about the balance between yin and yang, light and dark. If your interior is shadowy enough to make Marilyn Manson or the Addams Family feel right at home, please repaint those black walls a more cheerful colour and, unless you’re hiding kidnapped children in the house, let in some natural light.
3. Get Rid of Clutter
You might have painstakingly collected all your kids’ old assessment books for the last 20 years in hopes of selling them to desperate parents on the black market in the event of a large-scale disaster.
Or maybe you have a collection of creepy dolls. Whatever it is, keep all your clutter out of sight. If a prospective buyer trips over some junk you left on the floor, it’s all over.
4. Position Furniture Wisely
Nothing makes expensive furniture look cheaper than lousy placement. Your sofa might be made of leather from the same cows wagyu beef comes from, but if your visitors can only see it from behind when they step into the living room, they’re not going to be too impressed. Also make sure prospective buyers do not get jabbed by any sharp, menacing corners or trapped in between the furniture.
5. Use Art to Create the Right Atmosphere
There’s a reason feng shui masters tell their clients to put up paintings of flowers in bloom, idyllic mountain scenes or energetic horses and not posters featuring indie bands or political manifestos. The art on your walls is not there to impress people with how cool or culturally-relevant you are but to help them imagine themselves living there.
Bonus Tip: Water fixtures at the front of the house are meant to bring luck, as are angled doors. Keep a look out the next time you’re walking around a private estate! Water features, unfortunately, aren’t the sort of thing you can pick up at Daiso for $2 so if you are looking to renovate your home, you should definitely compare renovation loan rates first.
http://blog.moneysmart.sg/property/5-feng-shui-tips-to-help-you-sell-your-home/
Above article makes sense, whether you are a fan of fengshui or not
Yup....i think is really make sense.
Beep! Wrong answers.
Thanks for this but is feng shui really so important? Normally people will just make sure the house wont directly facing the the junction. Others we wont really bother one.
Face junction will suffer from traffic noise, witness traffic accident or have car lights shining into e house.
Above article applies to Johor properties too
a good read. but I got two simpler methods. saves lots of time.
(1) buy where there are hot chicks. the more the better. hot chicks know where the moolah is. follow them!
(2) look at the monopoly game board (whichever country edition). buy the furthest away from "GO" that one can afford.
ok, seriously, i think it's mostly which part of the cycle one goes in. dumb luck also plays a big part. 2003-2005 was a good time to buy in singapore, 2009 in KL , 2010 in JB. recessions are great for property buyers looking to accumulate.
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a good read. but I got two simpler methods. saves lots of time.
(1) buy where there are hot chicks. the more the better. hot chicks know where the moolah is. follow them!
(2) look at the monopoly game board (whichever country edition). buy the furthest away from "GO" that one can afford.
ok, seriously, i think it's mostly which part of the cycle one goes in. dumb luck also plays a big part. 2003-2005 was a good time to buy in singapore, 2009 in KL , 2010 in JB. recessions are great for property buyers looking to accumulate.
Hot chicks come in only when the project is up...
Every place in the monopoly board had high gains in London.
Recession has not hit JB yet. It is in a plateau stage. Whether the graph will go up or come down depend on the economic well being which is not too bright presently. Holding power plays an important part. It is similar to buy blue chips for long term gain. Definitely not for flippers and those with "just enough money to pay deposit" type.
Actually why only go for residentials? Industrials is good too.
Hot chicks come in only when the project is up...
Every place in the monopoly board had high gains in London.
Recession has not hit JB yet. It is in a plateau stage. Whether the graph will go up or come down depend on the economic well being which is not too bright presently. Holding power plays an important part. It is similar to buy blue chips for long term gain. Definitely not for flippers and those with "just enough money to pay deposit" type.
Actually why only go for residentials? Industrials is good too.
small timer like myself cannot play industrial property la. but was looking (casually) at light industrial in kallang recently.
so you are bullish on industrial in iskandar? or klang valley?
Hot chicks come in only when the project is up...
Every place in the monopoly board had high gains in London.
Recession has not hit JB yet. It is in a plateau stage. Whether the graph will go up or come down depend on the economic well being which is not too bright presently. Holding power plays an important part. It is similar to buy blue chips for long term gain. Definitely not for flippers and those with "just enough money to pay deposit" type.
Actually why only go for residentials? Industrials is good too.
My view is industrial properties might start to get a bit bubbly next year. Those entering this year should be a lot more cautious.
No need to be greedy. Start multiple but small light industrial is good.
Klang Valley is still good. Iskandar has potentials.
Best investment in Iskandar in my view now is to buy a good plot of land and sit on it until the next boom.
Demographia: Malaysia’s residential housing market ‘severely unaffordable’
Saturday, 25 October 2014
By: ANGIE NG
WHEN middle income professionals are unable to afford their own home based on a single income and have to team up with either a spouse or another person to qualify for a mortgage loan, then it is a sign that the unaffordability of our housing market has become critical.
A finding by US-based urban development researcher Demographia reveals Malaysia’s residential housing market is “severely unaffordable”, even more out of reach than residents in Singapore, Japan and the United States.
Demographia’s finding, cited by Singapore’s Straits Times in a report on Oct 14, rates housing as severely unffordable if the median of house price to annual income is 5.1 times.
Malaysia clocked in at 5.5 times, showing many Malaysians continue to be locked out of the housing market, compared with Singapore’s 5.1 times, while the United States’ and Japan’s housing markets were found to be “moderately unaffordable”.
Public interest group, National House Buyers Association (HBA) honorary secretary-general Chang Kim Loong says Demographia’s report supports HBA’s own finding that house prices, especially in the urban and sub-urban areas, have risen beyond the reach of many average Malaysians.
“For the past few years, HBA has sounded the alarm on the risk of a “homeless generation” made up of a growing number of young Malaysians especially the lower and middle income groups who are unable to afford their own home. When this homeless group grows in number, it can give rise to many other social problems,” he warns.
Siva: ‘The fact that salaries have not kept up with the upswing in property prices have further worsened ... the situation.’
Chang says when even middle income professionals are unable to afford their own home based on a single income, the situation has become critical.
He says unless one is willing to be tied down by a long-term or back-breaking mortgage or mortgages, the high residential prices have rendered buying a house an increasingly uphill task, if not an impossible feat for the many lower income and average Malaysians.
“The skyrocketed prices have driven house buyers to take back breaking mortgages and many needed to combine their income in order to qualify for a mortgage, thus leaving them with very little or no savings after paying the monthly instalments and other basic necessities.
“This will place families at risk as they could fall into a deficit situation if any sudden emergencies happen to either of the borrowers,” Chang says.
He points out the possibility that in the event these borrowers cannot afford to pay their instalments and the banks are forced to auction off their properties, “there is a risk of a property bubble bursting, just like what happened during the sub-prime financial crisis in the US.”
“The borrowers and their dependents will also be faced with financial and emotional crisis that befalls their foreclosed property. Foreclosures can devastate a family’s economic and social standing, leaving them poorer instead,” Chang laments.
Chang says just six years ago it was still possible for a single middle level manager earning RM5,000 a month to buy a new double-storey link house in Kajang for less than RM250,000, and for a single executive earning RM3,000 a month to buy a new condominium in the Old Klang Road area for about RM200,000.
“Today, a new house in Kajang are in excess of RM700,000 but a middle level manager is just earning RM6,000 or thereabout a month. Recent launches of condominiums around Old Klang Road area are in excess of RM600,000, while the average salaries of executives are still around RM3,500 a month,” he laments.
He believes the maximum price that households with an monthly income of RM10,000 should purchase is only RM360,000 (RM120,000 x 3x).
“HBA has always stressed that affordable housing should be priced around RM150,000 to RM300,000, and not more then RM400,000 even for prime locations. Given that annual household income uses the assumption of two working spouses, there is a critical need for properties priced at RM150,000 to cater to single families and adults.
“We urge the government to further lower the threshold of affordable house price to between RM150,000 and RM300,000, and not more than RM400,00 even for prime locations,” Chang adds.
Chang says these houses, with minimum built-up of 800 sq ft and three bedrooms, need not come with fanciful finishing, but have just the bare necessities for a family’s comfort.
Stemming the greed
Malaysian Institute of Estate Agents (MIEA) president Siva Shanker concurs that the unaffordability housing issue has become critical over the past three to four years due to the sharp upswing in house prices.
“It was driven by the low entry costs with schemes such as no need for downpayment, developer interest bearing schemes and free stamp duty and legal fees, Although the Government has introduced various cooling measures and more responsible bank lending guidelines which has brought down the number of housing transactions, prices or value of houses still remain high.
“The fact that salaries have not kept up with the upswing in property prices have further worsened the unaffordability situation,” Siva explains.
HBA’s Chang points out the risks posed by “Investors’ Clubs” or “Millionaires Clubs” which are basically syndicated speculators incorporated by some ingenious individuals.
“They work in cahoot with developers, valuers and banks. Speculative buyers may be caught by the latest round of cooling measures. How the situation will pan out will depend on the holding capability of these speculators of which most of them may not have. Come hand-over time when it is time for these “investors” to flip their purchases, there may be a shortage of buyers for these properties, most of which were transacted at inflated and not real market value prices,” he warns.
Siva opines that the imposition of real property gains tax (RPGT) to tax gains from property transactions should be counted from the date of completion of the property and not from the signing of the sale and purchase agreement as what is being practised now.
This is given that it takes three years for high-rise residences to be delivered to buyers upon the signing of the sale and purchase agreement, and two years for landed property. Chang says the severity of the housing crisis for many Malaysians today calls for a workable housing delivery model to be put into action urgently before the problem spills over and cause more social problems in the country.
Housing the people has to be made the top thrust of the government and all possible measures need to be put to work fast and bottlenecks must be promptly addressed.
He says much more can be done to ensure a sustainable and orderly housing market for the people, stressing that holistic and concerted efforts need to be adopted.
“However, very often policies adopted are more for political expediency rather than for the betterment of the people.
“We need a single umbrella to monitor, regulate and police the performance of the various agencies that are entrusted with the role to ensure affordable housing index are met and properly distributed to the deserving ones. They must build the right quantity of the right property, at the right location, for the right populace, and at the right price.
“There must be full transparency on the location, number of units, registration and balloting process to ensure fairness to all eligible buyers,” Chang stresses.
A single database will enable individuals to learn about the availability of the affordable housing in their communities or in the communities they planned to move to, and understand financing options avail to them.
Siva also calls for a central planning and delivery agency to plan and coordinate all the affordable housing needs of the people.
“The whole process should be totally transparent with a master registry to record all the database of applicants and successful candidates. There should also be a moratorium period of up to 10 years to ensure that the successful candidates offered these affordable housing will not be able to dispose these homes for quick profit.
“The federal and state governments should provide the land and other forms of incentives to encourage private developers to lend their support for these affordable housing schemes,” Siva says.
Chang agrees that giving incentives to developers that build affordable housing will motivate them to throw in their support to build more of such housing units, adding that building up the infrastructure connectivity to the still relatively undeveloped areas will make these places more accessible and improve demand for property in those places.
“HBA has proposed to the government to take the lead by unlocking more of its vast land banks to build affordable housing for the people.
“The reason why developers are not chipping in to build more affordable housing units is because of the so-called profit maximisation by industry players. It is either high-rise multiple hundred units or high-end luxury units. Very often it is a combination of both - luxurious high-end units.I have not heard of developers building single-storey terrace houses that were so prevalent in the past. Developers are refusing to build such price and low margin items and will rather focus on higher margin items. With land being a scarce resource, developers will maximise the value of their land banks.
“If the land comes from the federal and state governments, private developers will be more willing to throw in their support to develop affordable housing for those in need,” Chang concludes.
http://www.thestar.com.my/Business/...using-market-severely-unaffordable/?style=biz
Saturday, 25 October 2014
By: ANGIE NG
WHEN middle income professionals are unable to afford their own home based on a single income and have to team up with either a spouse or another person to qualify for a mortgage loan, then it is a sign that the unaffordability of our housing market has become critical.
A finding by US-based urban development researcher Demographia reveals Malaysia’s residential housing market is “severely unaffordable”, even more out of reach than residents in Singapore, Japan and the United States.
Demographia’s finding, cited by Singapore’s Straits Times in a report on Oct 14, rates housing as severely unffordable if the median of house price to annual income is 5.1 times.
Malaysia clocked in at 5.5 times, showing many Malaysians continue to be locked out of the housing market, compared with Singapore’s 5.1 times, while the United States’ and Japan’s housing markets were found to be “moderately unaffordable”.
Public interest group, National House Buyers Association (HBA) honorary secretary-general Chang Kim Loong says Demographia’s report supports HBA’s own finding that house prices, especially in the urban and sub-urban areas, have risen beyond the reach of many average Malaysians.
“For the past few years, HBA has sounded the alarm on the risk of a “homeless generation” made up of a growing number of young Malaysians especially the lower and middle income groups who are unable to afford their own home. When this homeless group grows in number, it can give rise to many other social problems,” he warns.
Siva: ‘The fact that salaries have not kept up with the upswing in property prices have further worsened ... the situation.’
Chang says when even middle income professionals are unable to afford their own home based on a single income, the situation has become critical.
He says unless one is willing to be tied down by a long-term or back-breaking mortgage or mortgages, the high residential prices have rendered buying a house an increasingly uphill task, if not an impossible feat for the many lower income and average Malaysians.
“The skyrocketed prices have driven house buyers to take back breaking mortgages and many needed to combine their income in order to qualify for a mortgage, thus leaving them with very little or no savings after paying the monthly instalments and other basic necessities.
“This will place families at risk as they could fall into a deficit situation if any sudden emergencies happen to either of the borrowers,” Chang says.
He points out the possibility that in the event these borrowers cannot afford to pay their instalments and the banks are forced to auction off their properties, “there is a risk of a property bubble bursting, just like what happened during the sub-prime financial crisis in the US.”
“The borrowers and their dependents will also be faced with financial and emotional crisis that befalls their foreclosed property. Foreclosures can devastate a family’s economic and social standing, leaving them poorer instead,” Chang laments.
Chang says just six years ago it was still possible for a single middle level manager earning RM5,000 a month to buy a new double-storey link house in Kajang for less than RM250,000, and for a single executive earning RM3,000 a month to buy a new condominium in the Old Klang Road area for about RM200,000.
“Today, a new house in Kajang are in excess of RM700,000 but a middle level manager is just earning RM6,000 or thereabout a month. Recent launches of condominiums around Old Klang Road area are in excess of RM600,000, while the average salaries of executives are still around RM3,500 a month,” he laments.
He believes the maximum price that households with an monthly income of RM10,000 should purchase is only RM360,000 (RM120,000 x 3x).
“HBA has always stressed that affordable housing should be priced around RM150,000 to RM300,000, and not more then RM400,000 even for prime locations. Given that annual household income uses the assumption of two working spouses, there is a critical need for properties priced at RM150,000 to cater to single families and adults.
“We urge the government to further lower the threshold of affordable house price to between RM150,000 and RM300,000, and not more than RM400,00 even for prime locations,” Chang adds.
Chang says these houses, with minimum built-up of 800 sq ft and three bedrooms, need not come with fanciful finishing, but have just the bare necessities for a family’s comfort.
Stemming the greed
Malaysian Institute of Estate Agents (MIEA) president Siva Shanker concurs that the unaffordability housing issue has become critical over the past three to four years due to the sharp upswing in house prices.
“It was driven by the low entry costs with schemes such as no need for downpayment, developer interest bearing schemes and free stamp duty and legal fees, Although the Government has introduced various cooling measures and more responsible bank lending guidelines which has brought down the number of housing transactions, prices or value of houses still remain high.
“The fact that salaries have not kept up with the upswing in property prices have further worsened the unaffordability situation,” Siva explains.
HBA’s Chang points out the risks posed by “Investors’ Clubs” or “Millionaires Clubs” which are basically syndicated speculators incorporated by some ingenious individuals.
“They work in cahoot with developers, valuers and banks. Speculative buyers may be caught by the latest round of cooling measures. How the situation will pan out will depend on the holding capability of these speculators of which most of them may not have. Come hand-over time when it is time for these “investors” to flip their purchases, there may be a shortage of buyers for these properties, most of which were transacted at inflated and not real market value prices,” he warns.
Siva opines that the imposition of real property gains tax (RPGT) to tax gains from property transactions should be counted from the date of completion of the property and not from the signing of the sale and purchase agreement as what is being practised now.
This is given that it takes three years for high-rise residences to be delivered to buyers upon the signing of the sale and purchase agreement, and two years for landed property. Chang says the severity of the housing crisis for many Malaysians today calls for a workable housing delivery model to be put into action urgently before the problem spills over and cause more social problems in the country.
Housing the people has to be made the top thrust of the government and all possible measures need to be put to work fast and bottlenecks must be promptly addressed.
He says much more can be done to ensure a sustainable and orderly housing market for the people, stressing that holistic and concerted efforts need to be adopted.
“However, very often policies adopted are more for political expediency rather than for the betterment of the people.
“We need a single umbrella to monitor, regulate and police the performance of the various agencies that are entrusted with the role to ensure affordable housing index are met and properly distributed to the deserving ones. They must build the right quantity of the right property, at the right location, for the right populace, and at the right price.
“There must be full transparency on the location, number of units, registration and balloting process to ensure fairness to all eligible buyers,” Chang stresses.
A single database will enable individuals to learn about the availability of the affordable housing in their communities or in the communities they planned to move to, and understand financing options avail to them.
Siva also calls for a central planning and delivery agency to plan and coordinate all the affordable housing needs of the people.
“The whole process should be totally transparent with a master registry to record all the database of applicants and successful candidates. There should also be a moratorium period of up to 10 years to ensure that the successful candidates offered these affordable housing will not be able to dispose these homes for quick profit.
“The federal and state governments should provide the land and other forms of incentives to encourage private developers to lend their support for these affordable housing schemes,” Siva says.
Chang agrees that giving incentives to developers that build affordable housing will motivate them to throw in their support to build more of such housing units, adding that building up the infrastructure connectivity to the still relatively undeveloped areas will make these places more accessible and improve demand for property in those places.
“HBA has proposed to the government to take the lead by unlocking more of its vast land banks to build affordable housing for the people.
“The reason why developers are not chipping in to build more affordable housing units is because of the so-called profit maximisation by industry players. It is either high-rise multiple hundred units or high-end luxury units. Very often it is a combination of both - luxurious high-end units.I have not heard of developers building single-storey terrace houses that were so prevalent in the past. Developers are refusing to build such price and low margin items and will rather focus on higher margin items. With land being a scarce resource, developers will maximise the value of their land banks.
“If the land comes from the federal and state governments, private developers will be more willing to throw in their support to develop affordable housing for those in need,” Chang concludes.
http://www.thestar.com.my/Business/...using-market-severely-unaffordable/?style=biz
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