I Am So Worry

My friend who just start to get into property investment have bought a RM700k condo within an hour. It is 3.5 times the value of the property he first purchased.

When I hear that, I feel so worry. I realize that I over posted "positive" articles about property investment here. I might have created wrong impression that property investment is kacang and easily can earn $$$.

In actual, property investment is not as easy as buying vegetable. One must spend considerable effort, study before they can be success like Prudence Wong. The best to start with some low or medium cost of investment (RM100k-RM300k), before go to higher end type of investment (>RM500k).

I will start sharing some "negative" experience in property investment, so we all can learn from these painful experience.

Nice ?

My New Idol !!!

I wanted to dig a hole to hide after reading this article. Remember the face below, remember this person, and you got to read this article completely, then you will know why...

Here is some highlight of the article:

Her path to financial success is an accelerated one. Within seven short years, Prudence Wong, group brand manager turned property investor turned property developer-cum-entrepreneur

So your investment journey is about seven years so far?

Yes, about there. I am still an investor. Every year I make sure that I buy, but not every month. Last time I used to buy every month.

How did you find the time and energy to do all that?!

I did full-time! I have the passion to do all of these things.

Why did you select these areas?

When I was a marketing executive for a telecommunications company, I was seconded to Shah Alam and at that time, this area (Shah Alam) just started (to develop). I also stayed in Shah Alam for about six years. So I know Shah Alam pretty well.

For details of this article, please view here

You may also view her profile here

Bukit Jalil KM1 Condo

From News:

BLand to launch projects worth RM500m this year
BERJAYA Land Bhd (BLand) will launch new projects worth more than RM500 million this year to take advantage of pent-up demand for housing in the Klang Valley.

BLand is bullish on the property market, its senior general manager of properties and marketing, Mah Siew Wan, said.

"We are seeing a return of buying interest for high-end houses. Our properties are all unique and in prime areas so we are confident of brisk sales," she told Business Times in an interview.

By the end of this year, BLand will launch KM1 Condominiun in Bukit Jalil and shop offices in Berjaya Park in Shah Alam, Selangor.

New Medical Centre @ Ara Damansara

Tuesday, July 27, 2010


Sime Darby's new medical centre opens 2011

Sime Darby Healthcare is expected to invest RM250 million for the Sime Darby Medical Centre in Ara Damansara, Kuala Lumpur, which is anticipated to be opened next year.

In a statement today, Sime Darby Healthcare said plans are being drawn up to fit out and equip the centre with specialised facilities and services for the treatment and management of heart, neuro, spine and joint diseases.

It said the new 220-bed medical centre, will be the third medical facility established under the group, after the flagship Sime Darby Medical Centre in Subang Jaya and Sime Darby Specialist Centre Megah in Petaling Jaya.

Tan Sri Dr Wan Zahid Mohd Noordin, a Sime Darby board member who oversees Sime Darby Healthcare said the medical centre will focus on quality, safety and continuous improvement, especially in areas that most directly impact patient care.

The neuroscience unit in Ara Damansara will feature a comprehensive epilepsy management programme that includes an electroencephalogram or EEG studies laboratory and state-of-the-art equipment for early diagnostic and treatment capabilities.

The centre will also have a fully-equipped and state-of-the-art rehabilitation facility including a specialised Stroke Care Unit, hydrotherapy, occupational therapy, audiometry, musculoskeletal rehabilitation using wax and splints and a Child Development Centre with Snoezelen and speech therapy.

Snoezelen or controlled multi-sensory stimulation is used for patients with autism, intellectual or mental disabilities, post-traumatic stress disorders or brain injury.

The hospital will also be installing a new Hospital Management Information System that will allow, amongst others, central appointment bookings and management of patients' health records in a seamless manner across all the Sime Darby medical facilities.

Damansara Avenue - Update 1

My Favourite Property - Bangsar South

Is time to write about this property, so far, is one of the best I ever see. Let me share why I like this so much. Master Plan - I am impressed with the idea by this developer when I saw the model. They not just build the condo, but they are actually building a City. This are the project we should invest in, whereby the developer not just build the house, but also develop the surrounding area.

Location - The location of this condo is very strategic. It is located between Kuala Lumpur and Petaling Jaya. 5-10 minutes walking distance to LRT, and 10 minutes drive to Mid Valley. Isn't it superb?

Branded Developer - This property is developed by a well known and cash rich developer, UOA. Heard that they do not need to take loan to build this property (Very very few developer afford to do this) ! Furthermore UOA willing to spend money to enhance this area. Widen the access road to 3 lanes, move the roadside food stall to food court, decorate the main road entrance with palm trees. Heard that they also plan to widen the second entrance road to NPE too.

And don't forget YTL, another branded developer also invested in this area. They have successfully transform this area into one of the most sought place - Pantai Hillpark, Andalusia and the recently completed property - Centrio. With UOA and YTL around, what to worry ? :)

This area now officially a MSC area, whereby company who setup their office here entitle to apply for MSC status. In the latest Malaysia Development Plan announce by Prime Minister recently, this area will also be develop as Malaysia Media City. With so much activities happened in this area, foresee the take up rate for the office will be good.

So, for those still interested in property, stay tune and wait for the launch of Block C - Cypress. Rumours say it will be launching soon :)

Wall Decoration

Recently busy preparing renovation for my new house. I would say this going to be big project occupied me for next few months. I will share my renovation experience here in next 2 months. Let's start with wall decoration here.

The reason I start with wall is because it is the most important element which will dictate the theme of your house. The design for your wall will indirectly affect your choice on your sofa, carpet, light, kitchen cabinet and etc.

After some research, notice I have few choices in term of wall decoration,

1. Painting
2. Wall Paper
3. Wall Sticker

Let take a look what magic does wallpaper and wall sticker can do to make your house look good:

Investment Opportunity ???

I am so shock when I read about this. A lot of these companies are familiar name to be (Lampe Berger, NuLie, Visiber, Gold Coin and etc). I know few of my friends used to be active members of it, and I was approached by them to join their "business", or to buy from them. Just that I don't really believe in MLM products, therefore I did not join it eventually.

I still recall some of them invest RM10k-20k upfront, to buy the products so can qualify as manager position, then have to sell those products them self after that to get back the money. When I heard about this, I just feel something is not right......

Everyone looking for fast $, and investment is super hot topic nowadays. Just worry more people will fall into this type of investment scam. Regardless how true the is posting, is good to know it so we can be more careful when come to investing your hard earn money.

Source: lowyat forum

Essence of the article:

"People got victimised by scams because they don't know about it and they don't know about it because those who knew about it did not share it"

Here are some hot scams(new scams no.21 down below) in Malaysia, briefly, (I will elaborate more if you contribute):

1) The Cafe Scams - Island Red Cafe & Stevens Corner(strange, both in Pandan Indah) - Island Red Cafe collects members RM6,000 each and promised 5% return every month and even give you a name in the ROC as a shareholder but what's the point when they run away ? Stevens Corner, the famous indian coffee shop follows due to drop of business since their renovation. They collect RM3,000 per member and promise return of RM150 monthly and plans to open nice fanchisee cafe called StevensTeaGarden. Someone mentioned they will make you sign an agreement that give them the rights NOT to pay you anything in future. If you really wish to join, ask for a copy of their agreement and consult your lawyer BEFORE paying them. Bet you will NOT get a copy. Both collect monies from new members with MLM recruitment schemes and pay the old members like Sunshine Empire. You never know when they will run away.

2) Sunshine Empire - This licensed and legal Company has an impressive office at the ground level of KUB building along Jalan Yap Kwan Seng, near Menara Public Bank and AmBank Building. They also have a showroom office at the ground level in the next building. 2 or 3 months ago, Singapore's Straits Times and The Paper published big news reminding their people to be careful and NOT to believe in them. Hope someone can put up the link or google for it.(As expected, they STOPPED paying back members now and all investors LOST their money).

Someone below has put a link to the Singapore news. In fact there are more to it. Although Singapore is investigating them, they did not stop their business as the business is legal and so far, no Singaporean have failed to receive their commissions as promised. Thus, the government cannot stop them yet.

The news published that the founder, director and group president is someone named James Phang but he is NOT the owner. Isn't this quite strange ? At the end of the game, James Phang can just disappear from the Company easily and claimed that he was just "employed". Such trick always happened in scam businesses.

Now, the Company has STOPPED paying commissions and interests to members with the excuse that the Singapore government has freezed their bank account while under investigation. Do you think their boss will be so stupid to keep much monies in the bank to be freezed ? They are all transfered away. It's just an excuses not to pay back to members and members are only paid "e-bonus-points" which is cashless. If they wish to convert to cash, they have to recruit new members to pay them cash and the recruiter less out trom the amount. So victims act like Vampires and "forced" to victimise other victims if they wish to get their monies back. And their victims will later transform to vampires and the scam carries on.....

3) MOBILWALLET - This Company owned by 2 young men, Stanley & Rey Gan, office in Queens Avenue Park has collect multi-millions the last 2 years. Claimed that they tied up with Telekoms, Utility Board payment like Water & Electricity bills, even Maybank got fooled by them. Advertisement Billboards everywhere. They STOPPED paying back their members few months ago and the members cannot do anything because they are made to sign an agreement unaware that they have to claims if the company stopped paying them by CHANGING terms and policies.

4) Water businesses - Oxygenated and alkaline water products - Some of these are bottled water and some are filters or equipment that claimed the trick. One of the better known Company that sold "oxygen" water is SITO(supposed to stand for Selangor International Trading Organiszation and claimed Selangor State Government owned some share in it). The key person and founder is a Dato Robert Ong from Rawang but his name is no longer in the business now. Their products are sold for RM2 to RM3 for a 350ml bottle and now concentrating mostly in the Indian market. Their Chinese and Malays market are long gone since a year or 2 ago. Their customers are made to believe that their water has more oxygen and able to give miraculous effects for the body. Water is H2O, how to put more O into it ? Anyone knows how much oxygen do we breathe into our body everyday at FOC ? Latest news is that this SITO Company is going to create new label to market under a new Company since the SITO name has already gone bad. Someone informed that this Company is owing alot of money(due to refunds) to ex-stockists but just refuse to pay them.

(Latest news, SITO shifted to another place and their MLM business has closed but planning to start again with a different name, beware !!)

Alkaline Products - Can anyone explain how it can work for the body ? The stomach's gastric liquid is so acidic that water of any pH that goes through it will not make any difference.

5) Car Fuel Booster - K-Link, the famous scam MLM Company that sold the footpatch TAKARA, later the "cock-ring" and energy-card launched the patrol-saving pills last year. Got so hot that even grocery shops are selling for them. Recently many of these cars that used the pills are rushing to the workshops to clean the residual. Few months ago, another MLM Company launched a fuel booster gadget, claimed that saves up to 20% fuel, that is attached to the cigarette lighter. Started off well using binary plan but businese begin to fade now and most users find it NOT effective.

6) Perfumery Products(eg. Lampe Berger & Bel Air)(more details later). Lampe Berger is not so hot now in the neighbouring countries but there are still new victims every month in Malaysia. Must thanks to those who have contributed and kept the thread alive here in Kopitiam. Bel-Air have closed in Malaysia. LB is almost zero in Singapore. This perfumery product from France with over 100 years history are just bottles and fragrances(check the factory's website) but the Company marketing them in Asia claimed "aromatheraphy" products. Hong Kong TVB aired a program that exposed their scam but their members claimed that HK's TVB already apologised to them(no evidence, of course). Note that the biggest strenght in a MLM Scam is their members will go all the way to lie in order to defend for their Company. The reason is simple; these members fear that they will not be able to make their money back if the Company collapsed. Knowing that the Lampe Berger products are moving slow, they add a line of skincare products named Estebel, also claime to have over 100 years history in France.(Hardly anymore Chinese newcomers, they are now tapping the Malays in Malaysia). Mostly only Bumis active members now but their top earner Steven Yeam have already left and started a new MLM Company(see No. 21 below).

http://www.lampebergertruth.blogspot.com/

7) Energy Products(eg. stone pendants, bracelets, mattress and pillows). They use all sorts of gimmicks and demonstration to make you into believing them. They will do some tricks and demo to prove that these products really produce energy BUT is there any tricks in their demo ? So what if there really produce energy; is it good or strong enough to help the body ? Are those simple products made of some simple materials worth RM300 to up to RM3000 each ? The effect is actually PLACEBO which I will elaborate in a new thread soon.(more details later)

8) Hi-Tech products(names like bio-tech, nano-tech that claimed millions of dollars of research involved, eg Bio-Young and XKL few years ago). Most of these will claimed a professor behind them(even with name and picture of a person) or used words like "U.S.A. formula", "German Technology" or "Nanotechnology" but with no further details. If you ask for more details like the professor or factory's address, the answer will be "trade secrets".

9) Investment Schemes - SWISSCASH is the King of all. Swisscash is nearly over now but there are many similar and smaller ones that are still on.(Now, it's closed or stopped paying back members)

10) GoldQuest - This Company that claimed to be HK-based started with some non-value gold-plated coins that are sold for over RM2,000 have several names and changed products several times. QuestVacation, QuestNet, etc. They have several offices in Amcorp Mall, PJ and their key person(in fact, the owner), a Malaysian Indian was arrested last year in Indonesia for having involved in a very big Phillipines scam. Most of their overseas offices are closed or inactive but their Malaysia business is still hot, with some "energy" products.(Can someone please provide a link which showed the news that their boss was involved in a big scam in Philippines and was arrested last year ?)

11) Numerology & Fortune telling - A Company named Visiber is using MLM to sell fortune telling classes using your birthday based on Numerology fortune telling. Prpspects will be told that they need to buy a certain "number" between 1 to 9 in the form of pendants or bracelets made of silver with stainless steel or platinum plated, and sold from RM600 to RM20,000. Customers, or rather victims are mostly females from rural areas. Very hot in Penang now and a number of spin-off Companies have started.

12) MJ-Life - This Company boost of a very big background with many many years of history which is NOT true. Their people or associates may be long in business but nothing to do with their MLM launched recently. Why do I consider it a scam or bad ? New members are told to pay a sum of money(up to RM1000) and you get NOTHING for it. You only get a membership can entitle you to enjoy all sorts of special price and discounts when you have medical check-ups in their centres. They will claim all those check-ups cost more if done elsewhere. It's not true. Only the naive and those new to medical check-ups will fall victims to them. Most members who paid the money ended up with nothing.

13) Seaweed Venture Scams - 1 such Company is located in Taman Maluri, Cheras. They will ask you to invest a few thousands ringgits for their venture of growing seaweeds in East Malaysia and you are guaranteed returns. To gain your confidence further, they will tell you your investment money is secured by "insurance" or "unit trusts" & "trustees". When you ask for further documents to proveSeaweed Venture Scams - 1 such Company is located in Taman Maluri, Cheras. They will ask you to invest a few thousands ringgits for their venture of growing seaweeds in East Malaysia and you are guaranteed returns. To gain your confidence further, they will tell you your investment money is secured by "insurance" or "unit trusts" & "trustees". When you ask for further documents to prove, they will give all sorts of excuses or just ignore you because they know they cannot get you. These Seaweed scam is one of the hottest now, warn all your friends about it before they are victimised.

14) MXM(previously MGM) - This is a master scam owned by a Dato Kam(Pathlab) tapping the younger group, very successful 2 or 3 years ago but since they moved to their big 10-storey office at Phileo Damansara and changed name to MXM, their business dropped. They collect members RM3,000 to RM4,000 with credit card monthly easy payment and in return you get a hospital benefits insurance from Pacific Insurance worth only a few hundred RMs together with some you-don't-need medical check-ups from their associate Company Pathlab. Also talk about fitness, lifestyles bullshit that is all worthless.

15) Gano Excel/I-Touch Life/GEW2u - This company from the north, a copycat of DXN selling Lingzhi capsules created a new Company called Gano iTouch to cash-in on the internet like e-Cosway after their Company went down the drain since the last 2 years, selling Linzhi and some no-value energy pendants and alkaline water gadgets. They provide free transport every weekend from KL to visit their Alor Star office. It did not work well and recently in mid-2009 changed name to GEW.

16) NuLife(HK) - This Company started by some HK people has been in Malaysia for more than 10 years but they have flopped in HK and Malaysia due to bad management and a product scam making use of a prosecuted American named Dr Jeffrey Bland, found guilty of false products claim. Since this case in the US leaked out and many Malaysians found out that the real boss in HK is a Steven Tang(he cheated many Malaysians in another scheme about 20 years ago) their business went down all the way. Now they claim Malaysian partners cheated them and start a new Company in Malaysia. Watch out, this new Company will come out with some investment scheme idea that will get many to lose their money.

17) Arowana Fish Breeding, Oora from Germany, Biofuel(Kompleks Maluri) etc - These are some newer scams. Arowana fish venture ask you to invest some money and give you fixed return. Biofuel will tell you their Indonesia connections(just like Sunshine Empire before using Taiwan) & Oora from Germany(I never trust those cruel Germans) that market some bio-chips and a gadget that claims to give energy and therapeutic effects of accupunture, tai-chi, yoga, etc depending how you set the toy-like gadget, wear it on your body and you get the effect later. They could not explain or provide any demonstration to prove their effectiveness. Only doctors and papers claim that I will never trust. The health effect is actually PLACEBO, which I will elaborate in a different thread.

18) Easy-Pharmax !! - How could I missed this out earlier. I thought I mentioned this until I got e-mails asking me about it. This is easily in the TOP 3 during the last 2 years. Owned by a Dato Yeap(another Dato !!) Members are tricked to invest up to RM40,000 with the false promise that the Company will use e-commerce and online selling to dispose their goods and recover their monies. It won't happen, of course.

19) Gold Investment Scheme - This is an old trick but back again by several Companies promising a GURANTEE FIXED RETURN income like many other schemes. Try to ask for a copy of their fixed return agreement and consult your lawyer. Common sense tell you any business that promises a fixed return to UNLIMITED numbers of investors, higher than bank interests must be a scam.

20) Score-A or Skor-A: This Company sells you an online program of past Malaysian examinations papers for primary and secondary school students for self-testing for up to a few hundred RMs per membership. It actually cost them nothing. Members are told to invest in a few units, again using MLM with the promise of getting rich. The same program can be purchased from Utusan for just a fraction of their price and you can get better programs.

21) NEW SCAMS :

a) GRI(Global Royal International) - The boss behind this scheme is multi-billionaire James Pang(the big scammer waiting for trial in Singapore because of Sunshine Empire). Before Sunshine Empire, he operated NOP and SwissCash. This time, he is using a lot of representatives and MLM leaders since his passport is held by Singapore government and he cannot come to Malaysia. I am told that anyone who is bold enough to call himself a MLM leader in Malaysia can visit his rep in Malaysia or Singapre and they will be given at least RM5,000 as some expenses subdsidy if you are willing to market for them.

b) One Community Worldwide - Tapping a mostly Bumi market and owned by Steven Yeam(SYN) and Willie Lim of Lampe Berger previously(the Chinese no longer trust them). They are selling a negative ion mattress for RM25,000 !! The same modal, I have seen before for RM2000 from Korea. If you cannot afford RM25K ??? You can buy therapy package for RM300. Don't believe in such product ? You can go for some chlorostrum(virgin cow's milk from nowhere)

c) English-Learning Program Online - ESL(an online English learning program) You are asked to pay RM100 for one or 2 years usage of online learning. Started by a Malaysian Indian man by the name of Dr. Edward, this program has changed names at least 2 or 3 times since the last one year due to poor response and a lot of "technical problems". I consider it a scam because you are paying money for nothing tangible to direct-selling company through MLM and their program has been very "unstable" as my source put it.

Malaysia Next Famous Person - Jho Low

Start Property Fair - Roaring Business on Opening Day

THE Star Property Fair 2010 in Penang got off to a rousing start with at least RM13mil in sales recorded within hours of its opening.

Many visitors took the plunge to buy their dream homes when the three-day fair at G Hotel and Gurney Plaza opened at 10am yesterday. Exhibitors were pleased with the overwhelming response from the visitors.

Among those reporting brisk sales were major developers Ivory Properties Group, Belleview Group, IJM Land Berhad and SP Setia Bhd Group.

Belleview’s managing director Datuk Sonny Ho, whose projects included the All Seasons Park, Bukit Dumbar Residences, Palmyra Residences and Melody Homes, attributed the fair’s location at a high-traffic urban shopping mall as a big factor in drawing in the crowds.

“Last year, we had nearly RM60mil worth of sales over the three days. We’re optimistic in surpassing that figure this time.

“Penang is a very livable city, with a balanced lifestyle and good employment options. With the economy in a recovering state, buying interest has been very strong,” Ho said.

SP Setia’s innovative booth design proved effective. The group recorded a whopping RM5mil in sales within the first two hours for its projects – Reflections and Setia Pearl Island.

.... read the full article here...

The Sanderson

First Impression: Nice Name, Second Impression: Nice Design

3 Blocks in Total, on 8 acres land:

Sanderson Homes (Block A)
134 units
3+1 room + 3 baths typical
19 Storey, 3 lifts
8 units per floor
Size from 1,460 to 1,550 fs (typical unit) and 3,370 fs (penthouse unit)
2 covered Carparks

Sanderson Suites (Block B)
112 units
3 rooms + 2 bath
16 storey, 2 lifts
8 units per floor
Size approximately 900 fs
2 covered car parks

Sanderson Villas (Block C)
130 units
3+1 room+3 baths
5 storey, 1 lift
2 units per floor
Unit sizes range from 1,400 fs (typical) - 1,600 fs (penthouse)
Top Floor Penthouse units have private roof deck terrace
3 Car parks at Ground Floor

Last and most important information: Location @ Seri Kembangan , Serdang. For those who interested in this project, would strongly encourage you to visit the site to understand the location, and access road.

For those interested, you may register here

The Next Generation

Have you ever heard of projects below:

• One KL @ KLCC
• Bluewater Estate @ Seri Kembangan
• Ken Bangsar @ Bangsar
• Damansara One @ Damansara Perdana

Don't be suprise if I am telling you all projects are manage by 20 something boss. They are the next generation from their family who currently work with their family and expending their property empire in Malaysia...

Dian Lee, Managing Director of Clearwater Group

Carmen Chua, Managing Director of ONE KLCC Sdn Bhd Sam Tan, Executive Director of Ken Holding Bhd Eric Yong, Executive Director of Crest Builder Holding Berhad

Can't Believe This Happened in Malaysia - Ampang !

（安邦再也22日訊）

在進步的社會，竟然還有封建思想的莽夫，只因妻子第一胎生的是女兒，抱兒心切的他，竟虐待妻子和親生女兒，甚至詛咒女兒去死！

更甚的是，在妻子懷孕后，被醫生告知胎兒是女娃后，莽夫開始責罵和毆打妻子。
20余歲的孕婦在順利生產后，兩母女更常被莽夫拿來當出氣筒。

直到今年7月7日凌晨1時，當妻子看到5個月大的女兒，再次被丈夫拳打腳踢，導致身體、頭部和眼睛受傷，欲上前保護女兒時，也慘遭虐打和責問，為何替他生個女兒，而非兒子。
聽到丈夫甚至狠心開口詛咒女兒去死后，妻子終于決定抱著女兒離家出走，回娘家躲避，豈料卻被丈夫逮到，和女兒被反鎖禁錮在屋子內。

直到3天后，以撿廢鐵為生的丈夫出門工作忘了鎖門，妻子趁機帶著女兒逃回娘家並報案。
女嬰較后被送往安邦醫院救治，留醫了4天。

安邦再也警區主任阿都加里爾助理總監證實此案，他說，嫌犯已潛逃，警方正在追查其下落。

Ameera Residence @ SS2

Heard about this condo since day one when the developer (SDB) launch it. I still remember I visited the sales office few years ago, and quite impress with their show house indeed. But the selling price is way too high off my budget, it was selling at RM400,000+-.

Finally the condo completed this year, and start seeing lot of good feedback about this condo in the Internet. The current market price for 1700sf++ unit is selling at RM700,000.

Decided to pay a visit to this condo, and I finally did it last weekend, with my mum and wife, daytime.

I would say Selangor Dredging Berhad (SDB) is very good developer, the workmanship is quite good and they decorate the condo until it look like a hotel. Quite impress when looking from outside.

However after viewing the common area, as well as the condo, my mum start geleng kepala.

"The room is so dark, like not enough sun light. Worse is the common area is so small, no space to walk around. The children playground pathetically tiny, dunno what can your daughter play. Left hand side got construction, and opposite land like building something, if stay here, I need to suffer 2 years of noise pollution lor. No no no..."

Tell you what, it remind me a Chinese saying "It is like having a treasure if there is an elder in your home". Her comment wake me up immediately while I still enjoying the hotel like design. I know for sure my mum do not like to stay in this condo, so do my daughter.

This make me think, is this condo a good investment now? For first hand buyer, maybe. For second hand buyer, I am not sure. But I quite sure those have elders and kids at home, most likely they will not choose to stay here. This means, if you are investor, your target market is quite limited......

How Can We Learn More?

The world is changing since Tim Berners-Lee invented the Internet. It is much easier for us to source for information nowadays compare to last time. And what is the best now is everyone can also contribute and share information (user generated content) via Internet, like YouTube, Facebook, Blog and etc.

I believe everyone somehow do have their own experience in investment, whether in property, share or anything. I am looking for tools that can enable the reader to share their experience in this blog so everyone can learn from each others.

I am only 2 months old in this blogging thing. Hope to get more idea from you if you have any recommended. Thanks in advance.

Taking Small Risks to Beat Inflation

Have a chat with a friend today, he have some cash on hand. Not sure what to do with it. His wife strongly encourage him to put it in Fixed Deposit (FD), while he thinking whether he should keep in FD, or invest in property.

My response to him is: I will send you an article, you just foward to your wife. Then wait and see her response.

Here is it:

Taking Small Risks to Beat Inflation

Should We Move to Ipoh Then?

Latest News:

KL-Ipoh electric train service begins mid-July

KUALA LUMPUR, July 6 — The Electric Train Service (ETS) which will reduce travel time between Ipoh and Kuala Lumpur to just two hours from three hours previously, is expected to be fully operational by mid-month.

Keretapi Tanah Melayu Berhad (KTMB) president Dr Aminuddin Adnan however, did not reveal the exact date of the launch of ETS. “We are targeting professional groups and businessmen, besides the regular users of public transport, to use the service.

“With a speed of 140km/h, ETS will definitely reduce travel time, and the service of stewards and stewardesses will also provide comfort to passengers.

“In future, we will also provide wi-fi facilities in the train and we are in the midst of getting the right service provider,” he told Bernama in an interview here yesterday. Eventually, he said, the ETS would also be expanded to Seremban.

Aminuddin said there were five ETS trains which would provide eight return trips for the Kuala Lumpur-Ipoh route daily, with the first train leaving at 5am and the last, 11pm.
On the fare, he said, KTMB was still waiting for approval from the transport ministry, adding that it was expected to be between RM30 and RM35 per trip.

In big city like London, is not surprise people will live at outskirt London, and take train to London City to work everyday. As the living cost in London is much more expensive, it may be better choice to live outside London city. As long as the train condition is comfortable, you could take a nap during the travelling period.

Question now is, can we Malaysia do the same for whereby we work at KL but live in Ipoh (or Seremban)? Mmm...

Let do some research with Ipoh mari punya, will update this section later....

Shopping Time ? BAC

Bank of America, past 7 months performance:

The Elements @ Ampang - Update 1

Open For Sales

- Freehold
- 0% interest until completion.
- 10% discount early bird discount
- Free S&P
- Partly furnished with kitchen cabinet & air-conditioner(s)
- Price ~RM680 - 700 psf
- Size from 610sf onwards
- General Line: 03-6279 8000
- Sales & Marketing: 03-6276 8388

1Malaysia Development

From TheStar:

KUALA LUMPUR: 1Malaysia Development Bhd (1MDB), the agency tasked to develop most of the government land, is identifying partners to draw up a masterplan for its Bandar Malaysia and Kuala Lumpur International Financial District (KLIFD) projects in the city.

Among the international architects and designers being considered are Forsters & Partners as well Skidmore, Owings & Merrill LLP (SOM).

“We have been talking to them for the past few months,’’ 1MDB CEO Shahrol Halmi told StarBiz. “Those selected, including project directors and engineers, should have credible track records, be transparent and bring their international experience to enhance our local expectations.’’

The masterplan for both projects will be based on the same approach especially in terms of financial modelling, parcelling and tenders.

Complementing each other will be the Islamic financial hub on 80 acres at the Dataran Imbi area and the mixed development on 460 acres at the Sg Besi old airport.

“We target to unroll the vision and plan for the two projects in a year’s time,’’ he said, adding that momentum of work was essential to keep the young team on their toes while the public would also want to see some progress.

“Construction in phases will probably commence in three to four years,’’ he said. “It is going to be a long journey and we have to get it right, for example, by making sure that we do not flood the market with retail space.’’

Property Investment is HOT !

From News:

An iProperty.com consumer trends survey for the first half of this year showed more Malaysians looking to property for investment.

The online survey conducted on the iProperty.com Malaysia website had the participation of 500 respondents and was aimed at getting key insights into Asian property buyers, including motivations for purchasing property and budgets.

In a statement yesterday, the property website said of the 500 respondents, 47 per cent were looking to purchase a home while 31 per cent were investors seeking to expand their financial portfolio with real estate.

The survey showed motivation to invest for rental income dropped in 2010 whereas property investments for capital appreciation was on the rise.It also said this increased preference to profit from resale could be attributed to rising property prices, as the Malaysian property market continues to improve.

A total of 43 per cent of the respondents were in the market for high-end properties valued between RM400,000 to RM5,000,000. This represents a whopping 16 per cent increase in demand for high-end properties with the RM500,000 to RM1,000,000 segment alone increasing by 10 per cent.

The survey pointed out that rising property prices, better rental returns and high resale profits could be some of the reasons for an increased demand in high-end properties."As confidence in the property market grows, we are seeing more home buyers and investors turning to high-end properties as a means to profit from capital appreciation and expand their financial portfolios," said iProperty.com Malaysia Country Manager Ken Tsurumaru.

Gurantee Return Scheme

In Casa Residence Article, I did mentioned I am not fancy of Guarantee Return Scheme. Probably due to my phobia after I witness these two cases myself.

1. Platinum Condominium @ Ara Damansara
2. Bandar Universiti Teknologi - Dataran Mantin

Try to google above two projects yourself, both come with guarantee return scheme; then try to read the experience from the purchaser of above properties, then you would know why I distance myself from this type of scheme.

I wouldn't say all project come with this scheme is bad, but I would rather miss the boat especially there are many boats around for me to ride on.

The Market Is So Hot !

I notice there are a lot of new property launch in this few months, since early year 2010. Many developers put their launch on hold in the past 2 years due to economy downturn. They are waiting for the right time to launch it so can sell it at optimum price. And seem like the tie is arrive. Nowadays, even you close your eye you still can hear someone tell you that XXX developer is launching new property at YYY place with ZZZ price.

Some developer claim it is pre-launch, some claim to be soft launch, some claim to be official launch. Seem like property launch also break to different phase nowadays:

Not launch yet - Only open to closely connected people
Soft launch - Open to repeated buyer or registered members
Official launch - Open to public (for those those left over units)

But what worry me most is the market sentiment, nowadays the property is selling at ridiculous price, but more ridiculous is there are lot of people buying it !!!

Example:

Amaya KL at Cheras Maluri is selling at RM400,000 for 920sf unit !
G-Residen condo at Kuchai Lama is selling at RM600,000 for 1500sf unit !!
Double storey intermediate house at Bandar Kinrara is selling at RM680,000 !!!
Icon Resident at Sri Hartamas is selling at RM1 million for 1000+- sf !!!!

Isn't property in Malaysia getting too HOT now ???

Supply vs Demand

Everyone know about Supply vs Demand teory



When Demand > Supply, you can demand higher price for your product
When Supply > Demand, you need to lower your selling price for your product

The same teory is apply to property. Sound simple, but how ? A friend of my just call me asking opinion about a property. The case as below:

1. The property able to fetch rental income, just good enough to cover expenses ==> Rental based income
2. His intension is to sell it after few years, hope to earn "some money" by flipping it ==> Capital appreciation

I ask him: What do you think of the area, is there any potential for capital appreciation?
He answer: How do I know? I can't predict future right?

This answer immediately strike me. He is correct, how he know whether there is potential or not?

Then how does those investment expert see the future? It is back to the simple theory above : Supply vs Demand.

Just try to think of what factor will boost the demand in an area? There are many actually, and it all depends on what are you looking for. For example:

- Usually expatriate like to live near school, international school I means; that's explain why Mont Kiara is one of the pulling factor for them
- Usually middle income group like to look for kanded house with gated community + facilities, that explain why Desa Park city is one of the main pulling for them
- Usually fresh graduate like to look for house/condo near LRT, that explain why condo near section 14 LRT is in high demand

If you can spot those factors that can boost up the demand, somehow you should be able to predict the future.

Lastly, you also need to apply some mathematics in your prediction. For example, the Casa Residence case, for sure this condo are targeting

1. Students from SEGI College
2. Nurses from Tropicana Hospital

Demand: How many student can SEGI bring in total? How many nurse are there working in Tropicana Hospital?

Supply: How many condo are there at that area now? You may roughly estimate by calculate how many units are there x 5 person stay in a house. In that area, there are 3 condo in total:

1. Cova Suite
2. Cova Villa
3. Casa Residence

If total of Cova Suite + Cova Villa + Casa Residence < SEGI Student + Tropicana Hospital Nurse, then this may means the landlord can rent it at higher rental. Once rental income is exceeding expenses by 20% or more, this would automatically make the property the target for those looking for rental income. This also means you can demand higher price when you want to sell it.

External Factor - The View - Update 1

Recently doing some research on one of the best condo at Mont Kiara - Kiaramas Ayuria.

For the unit with same build up, but with different floor and different view, the price different RM200,000 !!!! You may refer to my previous article about The View.

Lesson learnt, when purchase condo during launch,

If the price different per floor is not much, better to get mid floor and above (8th and above, but not too high floor)

If the price different for view is not much, better to get unit with nice view. In Malaysia, usually what consider as nice view are unit that facing

- KLCC view

- Pool view

- Non Highway view

- Non High Tension Cable view

- Non Telecom Tower view

- Non Squatter Area view

- Non Sun Set view

The rules of thumbs is if the better floor & better view unit can sell with additional RM200k premium, I would not mind paying extra RM50k-100k when purchase it from developer.

News - Stamp Duty

Some old news, decided to publish it again for your information:

Govt Proposes 50 Pct Stamp Duty Exemption For House Purchase

KUALA LUMPUR, Sept 7 (Bernama) -- The government is proposing a 50 percent stamp duty exemption on documents of transfer for the purchase of one house costing not more than RM250,000, Prime Minister Datuk Seri Abdullah Ahmad Badawi said today.

The proposal is effective for sale and purchase agreements executed from Sept 8, 2007, to Dec 31, 2010.

This measure will reduce the cost of purchasing a house by up to RM2,000.The government will continue to ensure greater Bumiputera participation in the property sector, Abdullah said when tabling the 2008 Budget at Dewan Rakyat here.

-- BERNAMA

Citta Mall @ Ara Damansara

Another shopping mall to be launch at Ara Damansara - Citta Mall, and it claimed it is not just a mall. Sound interesting, see below:

Statement from the developer, Puncak Dana:

"We are building something that bridges the gap between a shopping centre and shophouses. It is managed like a shopping centre but with the convenience of a shophouse"

"With Citta, the emphasis is on convenience. The anchor tenant is the car park. In a strip mall, all shops front the car park to allow customers to just park and walk in. You can just park at a carpark bay nearest to the shop you are interested in and walk in"

For further info, you may visit here.

Casa Residence - Kota Damansara

Recently there is a "new launch" at Kota Damansara, spread around Internet. Some of my friends also get introduce by agent to this condo. Info as below:

Name: Casa Residence
Size: 850sf - 950sf
Selling Price: ~RM350,000 +-
Included: Fully Furnished
Type: Leasehold
Location: Next to SEGI College, Kota Damansara as shown below

The agent that spread this news in Internet claimed you can pre-buy this unit before it is launch, and it is selling fast. The catch is you need to pay RM5,000 as commission to him. Sound fishy to me, as reputable developer will not allow agent to do something like this ...

This condo also come with guarantee return scheme, 8% per annum. Usually how it is done is the developer will rent it from you, then re-rent to company/college and etc. Personally I do not fancy this type of scheme, as this type of scheme is not "guarantee as per said", even though you do sign agreement with the developer, as the agreement usually follow by lot of "terms & conditions". I will write about this later, based on real life experience in this. Unless this property is developed by well-known developer, then I may give it a try.

Conclusion is the success of this condo is very much depends on the developer. It is advisable that you perform some background check on developer before you invest your money, especially their track record.

Nearby this area there is Cova Suites and Cova Villa condominium, is selling at ~RM340+- for 1000sf++ unit. Comparing to Cova, this is slightly expensive, about 10% extra. However dont forget Cova is ready product, which can help you make money immediately. And you do need to worry about abandon project (just in case).

Based on iproperty, cova suites smallest unit is asking for RM1,500 onward. Fully furnish unit probably can fetch better rate, probably RM1,800 - RM2,000. It should be enough to cover your loan installment, but maybe no extra.... However this Casa Residence is come with 8% guarantee return. Not exactly sure how is the calculation make....please let me know if any of you know about this....

Reminder: I did highlight in previous article, about the pro and con of buying condo next to college.
- Easily tenant able and can fetch good rental income.
- Capital appreciation is very much depends on the college quality, what student they are targeting.
- Easily to let go, as a lot of investor looking for this type of rental based income.

Icon Residence - Update 2

From TheEdge Property:

KUALA LUMPUR:

Mah Sing Properties is expected to officially launch its latest project, Icon Residence Mont'Kiara, within two to three months, said Mah Sing Properties chief operations officer Teh Heng Chong (pictured above) on Wednesday, July 14.

Before the launch, however, Mah Sing would hold a preview for interested buyers of Icon Residence at the Sime Darby Convention Centre from Friday, July 16 to Sunday, July 18.

"The preview is only for registered applicants for the time being," Teh said. The project currently has 6,000 registered applicants, of whom about 20% to 30% are foreigners. Icon Residence Mont'Kiara (pictured) is located close to Matrade Center and Solaris Mont'Kiara, which is off Jalan Duta in Kuala Lumpur.

The development's modular design is inspired by Santorini in Greece, while the landscape and water features are inspired by the country's Mediterranean feel. "We are creating a collectors' item for those who like fine things," Teh said on the project's niche market. "The buyer of this development is sophisticated and well-travelled."

Icon Residence Mont' Kiara sits on 2.57 acres of freehold land, and has a gross development value (GDV) of RM298 million. It has three towers -- namely Icon 1, 2 and 3 -- which are 26-, 28- and 36-storeys high respectively, with each floor housing two to six units. All are corner units with views of either Kuala Lumpur or Mont'Kiara.

In total there are 260 units, of which 78 units are in Icon 1; 73 units in Icon 2; and 109 units in Icon 3. The unit sizes range from 875 sq ft to 2,697 sq ft, with a starting price of RM956,800. On average, the psf price is between RM1,100 and RM1,200. Fifty units in Icon 3 come with private lift lobbies.Among the units to be sold are six duplex penthouses that range from 4,200 sq ft to 4,436 sq ft, and are priced from RM5.35 million.

These units come with private swimming pools. All units come with kitchen cabinets, wardrobes, air-conditioners, fridge, dishwasher, washing machine-cum-dryer, stove and hood. The recreational area is on the seventh floor and the development also has roof-top gardens atop each tower. The development has 648 carpark bays. Among the green design features include rain-water harvesting, energy-saving lights, low VOC paints and automated waste disposal system, in which all waste is collected to a central area for pick up and disposal. "I believe this is the first development in Mont'Kiara with such a disposal system," said Teh.

In previous artist impressions, the Icon Residence Mont'Kiara featured a wide array of water features and gardens, but they have now been scaled down. "This has been toned down for easy maintenance," Teh said. Construction is due to start in 4Q2010 and will be completed in three years' time.

Property 101 - Delay From Bank

Just to share recent experience I have with Bank.

My cousin bought a condominium last year. Applied loan with Standard Chartered Bank in Dec 2009, and signed the offer letter in same month.

The bank appointed their lawyer for handling this case, "highly recommended" by the bank agent (My cousin have to pay for the loan lawyer fee). Personally I would encourage you to use your "own" lawyer instead of follow advice from unknown people, you may refer to my previous article - Your right hand man.

This so call "good lawyer" make silly mistake in the loan agreement, causing delay in property processing. Eventually the loan lawyer rectify the error and whole process (redemption & balance disbursement) only completed in June 2010 - 7 months in total. Then the S&P lawyer issue penalty letter to my cousin, as there is delay in the property transaction... cost about RM2000++.

Do remember, the property seller will issue penalty to you (the buyer) directly. Not the bank or loan lawyer regardless of whose mistake.

My cousin discussed this matter with me, and we send in formal complain letter to
1. The Manager of The Bank Agent
2. The Loan Lawyer
3. The Bank HQ - Customer Service

The Loan Lawyer and the Manager of the Bank Agent did not bother to entertain us. Worse is the Loan Lawyer keep chasing my cousin to settle the loan lawyer fee. (Of course we disagree as the penalty case is still not settle).

Surprisingly the Bank HQ responded, and agree to bear 90% of the delay cost. Even though not 100%, but it is something very encouraging from consumer point of view. As I never thought such Big Company will response to complain from normal people like us.

Learned a lesson here, if you find the right person in right department to file complain, it may work :)

BP Crisis = Opportunity ?

There is a saying: Where there's crisis, there's opportunity

I am one of the believer in this. Just to share one of the biggest crisis happened in the world now - oil spill at US

I extracted the share price of BP for past 6 months for your thought.....

Icon Residence - Update 1

Icon Residence - Update From Developer Website

• Freehold residence suite
• Most sought after small to medium sized units from 850sq.ft. to 2,500sq.ft.
• Low density with only 260 units
• Innovative architectural concept and design that is poised for better capital appreciation
• Sky bridges linking the 3 iconic towers
• Extensive landscape and water features
• Luxury Garden Terrace in the sky
• Green Building Index assessment*

With average of only 2 to 6 semi furnished residential units per floor where each is a corner unit, and penthouses with duplexes layout, your privacy is assured.

If price

@RM500psf, 850sf = RM425,000
@RM600psf, 850sf = RM510,000
@RM700psf, 850sf = RM595,000
@RM800psf, 850sf = RM680,000

Property 101 - Timing - When to Sell ?

Question: Let say you have invested in a property, have you ever think when is the best time to sell it to maximize the profit?

Very tricky question. This depends on many factor:

1. What is your profit target? Is the offer price able to meet your target?
- RM50,000, RM100,000, RM200,000?
2. Do you have holding power to hold it for another few years?
- Rent it out, and top up the different per months until the property price go higher?
3. How is the supply vs demand at that area? Is supply > demand at this moment?
- Are they many owner rushing to sell it after VP? Should you wait till the demand > supply then only sell?
4. How much is the cost to sell now compare to the cost sell later?
- Penalty from bank due to lock in period of the loan?
- Property gain tax ?
5. Is this leasehold or freehold property?
- Leashold property take longer time to process and your property will be leave empty while waiting for the sales of property to complete.
6. Is the property deliver in good quality, good design, good community, good environment and good place to stay?
- If above all is positive, yur property will command much better capital appreciation.

Maybe I take the soon to be VP - Sutera Damansara as example.

Let's Assume
Property Purchase Price: RM440,000
Loan Amount: RM400,000
Installment Per Month: RM2,000

If Owner Sell immediately after VP
Selling Price: RM540,000

Time to Find Buyer: 2 months
End to End Processing Time: 8 months
Total Waiting Period: 10 months
Estimate Waiting Cost: RM2,000 x 10 = RM20,000

Bank Penalty = 3% x RM400,000 = RM12,000
Selling Agent Fee = 2% (subject to negotiation) x RM540,000 = RM10,800
Selling Lawyer Fee = RM4,000
Property Gain Tax = RM3,000
Total Cost: Rm20,000 + RM12,000 + RM10,800 + RM4,000 + RM3,000 = RM49,800

** Assumption:
- S&P Lawyer Fee free
- Loan Lawyer Fee free
- Interest Free During Construction
- Selling price benchmark based on OSK current selling price
- Loan Lock in is 5 years

Profit if sell immediate after VP: RM540,000 - RM440,000 - RM46,800 = RM50,200

You would be able to cash back: RM40,000 (downpayment) + RM50,200 (profit) = RM90,200

If Owner Rent It Out and Sell after 5 Year Counting from S&P Date
Rental : RM1,500
Time to Find Tenant: 2 months
Rental Agent Fee : RM1,500 (1 month rental)
Basic Renovation Cost : RM15,000
Selling Agent Fee = RM15,000
Selling Lawyer Fee = RM5,000

Total Cost : RM2,000 x 2 + RM1,500 + RM15,000 + RM15,000 + RM5,000 = RM40,500

Estimate Amount to Top Up per month : RM500 (bank installment) + RM200 (misc) = RM700
Estimate Holding Cost per Year: RM8,400

** Assumption:
- Renovation take 1 month to complete
- Rental benchmark based on Park Avenue Condo, Armanee Condo at surrounding area.

If property price at Damansara Damai area

Growing @ 5% a year, in 2013 it is worth RM625,117
Growing @ 7% a year, in 2013 it is worth RM661,523
Growing @ 10% a year, in 2013 it is worth RM718,740

For 5% scenario: Profit if sell in 2013: RM625,117 - Rm440,000 - RM40,500 - (RM8,400 x 3) = RM119,417
For 7% scenario: Profit if sell in 2013: RM661,523 - Rm440,000 - RM40,500 - (RM8,400 x 3) = RM155,823
For 10% scenario: Profit if sell in 2013: RM718,740 - Rm440,000 - RM40,500 - (RM8,400 x 3) = RM213,040

Conclusion
Should I sell the property immediately after VP or later?

- If I confident I can earn >= RM150,00 within 3 years, with the cash I receive (RM90,200) by selling the property in 2010, I will sell immediately
- If the property quality is bad, and foresee the demand for this property is low, as it will impact the capital appreciation rate (5% and below), I will sell it immediately
- Lastly, if I have no holding power, need cash immediately, I will sell it immediately

Just some thought, please share if you have other view....

Property 101 - The Trend

What is the latest trend for Malaysian:

Organic Food - I notice there a lot of organic shop in Malaysia now. Seem like Malaysian become more health conscious and they do believe that organic food is good for health. So they willing to pay extra premium for organic food. Those smart businessman riding on this trend by selling organic food (raw), organic restaurant, organic farm, and the latest one in TV is "Safe Egg".

Pet - Nowadays Malaysian prefer to marriage at later age. Career first, family later when everything stabilise. This make Pets become popular "choice" especially for those who have no children yet. You can see Pet shop is growing like mushroom everywhere. Those more creative one is opening up Pet beauty shop, Pet training center, Pet hotel and etc

Safety - Most of the Malaysia especially those living in city think that Malaysia is not a so safe country, looking at the crime rate and news in newspaper everyday. Many Malaysian willing to pay premium price to get a safer place when come to buying property for family stay. This make Gated & Guarded one of the criteria for Malaysia when come to property now, and this is what I would like to talk today.

Trend can determine the price of property, if you catch it right. Look at the example below

1. Valencia and Sierramas
2. Desa Park City
3. Puchong Lake Edge

You would not able to enter the housing area without knowing the resident inside. They will cross check with the related resident unit before allowing outsider to go in. This is what people are looking for now. This enable those resident feel safe and allow their kids to play around the housing area.

Most of the condominium is build with Gated and Guarded concept by default. However not all the condo management guard it strictly. Therefore those condominium who have implement tight security, double access card entry card system (main entrance + lobby/lift) will command better demand, compare to those conventional condo who you may just go in by waving your hand or just simply register at entrance.

Conclusion: Better demand = Better price = Better profit

also

If you can spot what is the next coming trend, then ....

Is It True?

Sometimes we always heard people say this property price has gone up so much so much. Sometimes we might wonder is this "profit" just merely paper gain, or there is really such a demand?

I found a place where can "check" whether there is really demand for the property. Click Here To View

Don't be surprise that most of the transacted property is at Desa Park City - One of the most sought after place in Malaysia now :)