Malaysia Property Bubble | Penang Property | Property Guru Forum |Ringgit Exchange Rate, RPGT Trend: Where're we heading from here?

A week ago, our local newspaper mentioned that our neighbour, Thailand has been in recession mode. The indicative way of measuring as yardstick is GDP(Gross Domestic Product). It was mentioned that the country has been twice consecutively performing below its GDP forecasted numbers.

On our home front, last week we saw the weakening of ringgit which is noted to be at its three-year-low against the greenback(US dollar). The ringgit lost as much as 0.4% to 3.272 per US dollar, it's weakest since June 2010 and predicts by analysts that ringgit could soften to 3.3 against greenback over the next six months. As at noon yesterday, ringgit had slid about 8.17% year-to-date against the greenback to 3.33 per dollar.

The Star newspaper article also mentioned that our students in UK and their parents are having to work harder to counter the weakening of ringgit as ringgit has also slid against the British pound, the euro and most major currencies. 

On the contrary it was mentioned that it's not all bad news though as inbound tour operators and exporters are laughing their way to bank. Malaysian Association of Tour and Travel Agents(MATTA) vice-president (inbound) Tan Kok Liang said it would now be cheaper for foreigners to come to Malaysia with their increase spending power.

Federation of Malaysian Manufacturer(FMM) president Tan Sri Yong Poh Kon said Malaysian goods would be more competitively priced aboard. Exporters will benefit as they will earn a higher revenue for the same amount of goods sold previously.

Is Real Property Gains Tax (RPGT) in Malaysia in the rising trend? It seems to be happening. As we can see from the data on below, the RPGT rate has been increased progressively by government from 0% to 5%, 10% and 15%, in year 2010, 2012 and 2013, respectively. Will there be another incremental coming this Budget 2014 tabling? 

RPGT was one of the government's initiative that had a big and immediate impact on curbing housing speculation. 

In order to ensure the sustainable housing delivery system, the RPGT was reintroduced in 2010(see table below) to curb speculation and prevent the housing market from overheating.

However, reference to the House Price Index by National Property Information Centre(NAPIC) showed that in 2011 and 2012 the house price index recorded the highest increase for the last five years especially in Selangor, Kuala Lumpur, Penang, Pahang, Sabah, Perak and Terengganu.

Property flipper or short-term investor must be cautious on the rising RPGT. You may want to take (as per Real Property Gain Tax Act 1976) into your consideration, meaning 15% tax will be imposed on chargeable property gain for disposal within first two years as of year 2013. 

Will there be property bubble or rather property correction moving forward? While we're in this conundrum, developers seem to do stockpile on their land bank.

Vulcan Salute: Live Long And Prosper

This article has been written by VULCAN INT'L Real Estate Research Institute http://www.vulcanresearch.blogspot.com for VULCAN INTERNATIONAL Real Estate Investors Club http://www.vulcaninternational.blogspot.com .

VulcanInternational could be contacted at +6 016 451 1321 .

You're welcome to write your constructive comment below.

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Malaysia | Penang Property Guru | Penang Property Talk | IndustrialParks In Malaysia For Sale Or Rent

Penang | NEW ! Double storey semi-detached light industry units in Penang for sale or rent in the established Industrial Park at the south of Penang Island.

Project Details:

Location: Batu Maung

Property Type: Industrial

Tenure: Freehold

Total Units Available: 3 units

Suitability: Light Industry, factory, warehouse, logistic transporter

Unit 1: 

Land Area: 10,890 sq ft

Built-Up Area: 11,650 sq ft

Unit 2: 

Land Area: 20,078 sq ft

Built-Up Area: 16,167 sq ft

Unit 3: 

Land Area: 19,865 sq ft

Built-Up Area: 16,167 sq ft

P.S. Close to second Penang Bridge, Penang International Airport, close to Free Industrial Zone, Penang

Interested do call Vulcan Lau, mobile: +6 016 451 1321 for details.

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Malaysia | Penang Property Guru | Penang Property Talk | A freehold plot of land in Jalan Ampang been sold for RM495mil, is it realistic?

Kuala Lumpur | Malaysia | It has been reported out in local newspapers yesterday that the trustees of Loke Wan Yat estate have sold a plot of land near Petronas Twin Towers(see picture below) as well as properties collectively known as the Asian Heritage Row.

A friend of mine sent me a whatsapp about it. Reason of him sent me the news is that (1) foreign buyer is coming into our country to purchase "triple-A rating property" and this time the price tag been transacted at RM3,325 per sq ft and (2) our piece of land for sale at Jalan Raja Chulan should be competitive in pricing. I took sometimes to digest it and trying to see for this basis of transaction what fundamental is instrument to this "high selling price." Total transacted value was reported at approximately RM495.34mil which covers 1.38ha freehold plot in Jalan Ampang, sandwiched between Wisma Central and a Chinese temple(see picture below) highlighted in green shading. It covers Nasi Kandar Pelita, Restaurant Chef Choi and four bungalows.

It was also reported Loke Wan Yat Realty Sdn Bhd confirmed the sale of both but declined to give further details other than that “they were done around the same time”.

As for the buyer of the plot, it is believed that they could be the parties involved in the development of Taipei 101, which until 2010 was considered the tallest building in the world. The Taipei 101 project was undertaken by a consortium comprising Kumagai Gumi, Taiwan Kumagai, RSEA and Ta-Yo-Wei.

According to industry observers, the transacted price of RM3,325 per sq ft would make the sale one of the highest in the capital to date.

Valuer Das Gupta of Stocker Roberts & Gupta Sdn Bhd pointed out that the property may well be the only plot available within close proximity to the Petronas Twin Towers, hence the “on the high side” transaction. To me this is "willing buyer willing seller" as no fundamental of transaction under JPPH that supported it. What makes the selling price feasible is also due to 1.38ha freehold plot. If the plot is much smaller I believe it won't command that high value. 

Now let me bring back my earlier statement that we're selling a plot of land at Jalan Raja Chulan for only RM1,100 per sq ft. Take note that both lands of Loke Wan Yat Realty Sdn Bhd and ours are in "golden triangle." It's three times more in value. Ours is 15,054 sq ft. Any enquiry about it please call Vulcan Lau @ mobile: +6 016 451 1321.

Also been mentioned is the 40-year-old Wisma Central could also be redeveloped but the challenge would be to convince the owners of the apartment and retail units there to sell.

The sale of the Asian Heritage Row, sited in Jalan Doraisamy, meanwhile, comprises around a dozen properties with each measuring more than 1,000 sq ft.

A real estate consultant estimated the transacted price of each property at between RM1,000 and RM2,000 per sq ft. Henry Butcher chief operating officer Tang Chee Meng said a similar property in the neighbourhood sold for RM2.2mil recently.

The Asian Heritage Row properties were sold to William Ng, an entrepreneur and chief lessee of the properties. He turned the once derelict row of pre-war buildings there into one of Kuala Lumpur’s most visited nightspots by establishing a collection of food and beverage outlets as well as clubs.

Ng, a philosophy graduate from the National University of Singapore, worked for Arthur Andersen for three years before pursuing an MBA at the University of Chicago. He returned to Malaysia in 1997 after 20 years abroad.

Industry observers noted that the sale of both properties, especially the Jalan Ampang plot, has created a stir in the real estate fraternity as the property market has been “pretty quiet” of late. These transactions will be take into consideration when valuer making their valuation for vicinity properties.

Beside this sale, the other high-profile deal in recent times have been the putting up for sale on a tender basis of the German ambassador’s 0.73ha residence at 16, Jalan Kia Peng, at an indicative price of about RM2,500 per sq ft or RM200mil.

This article has been written by VULCAN INT'L Real Estate Research Institute http://www.vulcanresearch.blogspot.com for VULCAN INTERNATIONAL Real Estate Investors Club http://www.vulcaninternational.blogspot.com .

VulcanInternational could be contacted at +6 016 451 1321 .

You're welcome to write your constructive comment below.

Back to Main Page: www.VulcanInternational.blogspot.com

Penang Property Guru | Factory rental price seen flat?

PENANG: Average price of factories space at FIZ and Technoplex in Penang Island has been hovering at RM2 per sq ft. I've one customer that has been rented three years ago at FIZ Phase 1 at RM1.30 per sq ft and I advise them to continue with their tenancy as it expires soon even at 10% increment rate for next three years. 

In addition to buy new factory besides purchase price tenant might be facing with incoming power as typically they need about 600 mA besides floor loading to withstand machine weight for certain use, example stamping machine and also ceiling height.

PETALING JAYA: The rental price for factories space is expected to remain flat this year despite stable demand for industrial buildings, say experts.

There was steady demand for factory space within the Klang Valley.

“Demand is still there, but mostly for rental space rather than for purchase. Prices are considered high and many people are maintaining a wait-and-see approach,"

Buying into industrial buildings meant high renovation costs would have to be incurred by the purchaser.

“There is a lot of renovation cost to be incurred when the property is for their own use, and it usually takes a while to recover (that cost). So, many prefer to just rent.”

The average price of factory space at Westports (Klang) was RM1 per sq ft and RM1.30 per sq ft for old and new buildings, respectively.

“In Shah Alam, it’s RM1.20 per sq ft (old buildings) and RM1.80 (new buildings). We believe that rental prices of factory space would remain flat this year.”

One industry observer concurred, saying: “With tighter credit control from banks, many choose to rent rather than buy.”

According to CH Williams Talhar & Wong’s 2013 Property Market Report, the asking monthly rentals for detached factories in the Klang Valley ranged between RM1.20 and RM2.50 per sq ft, while industrial land prices ranged from RM55 to RM85 per sq ft.

It said rentals had remained stable for properties in prime locations in the Klang Valley in 2012, with the bulk of the demand leaning towards warehousing as well as logistics facilities.

“In the future, the industrial property market, especially on semi-detached factories, is expected to further bustle due to the continuous active transactions.

“Semi-detached factories are moving towards more modern and contemporary designs which include modern façade elements, bold and distinct image presence as well as a smart and intelligent interior layout.”

It noted that industrial properties located within prime locations such as Subang Jaya, Shah Alam, Kota Damansara and Puchong were expected to continue enjoying high demand in the second half of 2012, made even more attractive by government incentives.

No let-up: Demand for factory space is still there, but most operators will prefer to rent rather than purchase the property. Last year, rentals had remained stable for properties in prime locations in the Klang Valley.

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