Thursday, August 28, 2014

Property Market Slowing Down - Not in Nusajaya!

My wife and I attended the launching of Grand Medini service apartment by Grand Global, (http://grandglobal.com.my) on 23 August 2014. I have attended several service apartment showrooms but not during the 1st day launch. The sales office is in Medini Hall which is next to Legoland. The trouble to go here is the parking lot is too far away from the Medini Hall.


We arrived at about 11.30 am but the showroom was already full of people. The price was very expensive which is more than RM1000 psf! This price is already like buying a service apartment in the middle of Kuala Lumpur. But, if you buy a service apartment in Kuala Lumpur, the surrounding area is already full of development with some matured areas. In some areas, there are LRT, shopping complex or large office buildings. But it is not so in Medini. Most of the buildings in the surrounding areas are under development especially hotels and apartments.


There are 208 units for sales for Tower B. Once completed, there will be three towers named Tower A, B and C. The company selling points for such expensive price is because the apartment is about 400 meters to Legoland and Medini Hall. Across the road of the apartment, another developer is going to develop Gleaneagles hospital with about 5,000 beds. The apartment is also about 5km to Educity where about 10 international institutions will be located, 3km to Puteri Harbor and Nusajaya administrative center. Since Medini is the center of Nusajaya, LRT station or High Speed Train station will be built somewhere in the area. I believe LRT station is possible but HST is still unclear.

With such high prices and immature area, I was not expecting the sales will be good. In addition, it is difficult to get loan after several Bank Negara new regulations. So, after looking around the kitchen, bedroom, bathroom and the models being displayed, we had our lunch first before we ask for more details. Below is the types of apartments being sold. I have not bought any service apartment before. So, the type of apartments made me wonder who are the actual target market. They are a bit different than most of service apartment shows I have attended.


To my surprise, by 1pm, there are only about 61 units left. 70% of Tower B is sold! Who's saying the property market is slowing down? It seems now the report made in several newspapers that property market all over Malaysia already slowing down is not true. There are several reasons why the slowing down in property market is not affecting Medini, Nusajaya:

1. No RPGT
2. All properties are international status
3. Freehold
4. No minimum RM1million price ceiling

To make it worst for those who did not realize these factors, the other two towers are only on sale in Singapore in near future. If you are planning to buy one, you should hope there are some leftover which are not attracted to Singaporeans!

Tuesday, August 19, 2014

My First Property for Sale

I bought this house in 1997 after two weeks I got married. It is quite emotional to sell this house. My wife and I have sacrifice a lot to maintain and fully paid the house in 2012. The funny thing is we never slept in the house!

Last year, the house was repainted, fully cleaned especially both toilets, and repaired any damage. The poach was also improved by building the walls on both sides, a new gate and cement the whole poach. I built an L-shape table top in the kitchen so that it is easy to cook in the house. While the renovation was done, a few people already asked to rent the house on the same day! This year, I have to replace the piping from the main road to the main tank since the old pipes already burst in several places. So, whoever buy the house does not need to worry about the condition of the house. It is also one of the reasons why I can easily get a tenant at a high price!


The house land size is 16' X 65'. There are 3 rooms and 2 bathrooms. The asking price for year 2018 is RM250,000 (RM160,000 was 2014) and it is negotiable. If the current tenant quit renting the house, it can be rent out for RM1,000 to RM1,200 depending on your business plan. If you want to make it a homestay, you can get even more. Bandar Seri Alam is a very busy place nowadays especially after UiTM and UniKL already started their operation. When fully operated, UiTM and UniKL are going to have 15,000 and 5,000 student! In 2018, there are more than 6,000 students in UiTM Bandar Seri Alam. This is excluding the workers and other learning institutions in the town. Bandar Seri Alam is also known as Bandar Ilmu (Knowledge City) since there are many learning institutions in the town.


If you visit the house, I can explain the business model I have used for this house, what are other potential business you can do, and how to make sure you can get a good tenant. You have to choose the right strategy for yourself depending on your personality. Originally, the top floor was not tiled. But, I already tiled the top floor about 5 years ago. All the furniture available in the house can be yours as shown in the pictures. There is also a refrigerator in a good condition.
I am not desperate to sell this house especially when I managed to increase the rental for both of my shops recently. In the future, I will explain more in detail how I managed to increase my shops rental by 50%. The traffic flow between Skudai to Pasir Gudang is not getting better for the next two years. So, it is better for me to sell the house and concentrate my investment in the Western part of IRDA. It was a tough decision especially I was thinking to maintain holding the house to stand by if my eldest son will further study in Bandar Seri Alam. My wife's cousin just started his first year study in UiTM Bandar Seri Alam. Guest where he is staying? He have to rent an apartment with 3 rooms for RM1,300! And to cut the cost, he have to share the apartment with another 9 students! It is not only about cost, even if you have money, there is no vacant house to rent in Bandar Seri Alam. If you put an advertisement today, you can get a tenant by today if you are not a picky owner!

HAPPY INVESTING!

Saturday, August 9, 2014

MASPEX 8-10 August 2014 at Sutera Mall, Johor Bahru

I visited the Malaysian Secondary Property Exhibition yesterday. There were a lot of property agent companies showing the secondary properties for sale. It is good to have this kind of event especially for those who never buy before. However, there are several major weaknesses which my team have detected.

Weakness:
1. The sales price was not comparable with new properties, no price comparison with new property. Buyers have to figure out on their own. If this important service is not provided how buyers can be convince to buy especially those who are not familiar with the area. The salesmen/ saleswomen are not persuasive enough on why people should buy at the location.

2. Visitors were not greet with golden question: do you come to buy or to sell, do you want to rent in or rent out a property?? Our team went there for both purposes. It turned out we have to ask to be served!

3. None offer any advice how visitors can profit from the property investment either use on own or rent it out. So, my team gave out our training brochure instead! Some agents were quite surprise when I told them I have helped several people who look like will fail the bank loan. But they managed to buy almost half a million or more worth of property!
4. Some companies offer property for auction but none offer the service to be auction agent. Instead I have to ask for the service. They have difficulty to explain to me the procedure and the cost involved.

Overall, it was a good event but there are a lot of improvement need to be done.










Wednesday, August 6, 2014

Multiple Income Stream and Property Investment

When talk about wealth creation, people talk about multiple income streams. It means the more ways to generate income, the more wealth you can accumulate. For a layman, the more works you do, the more money you can have. For a middle and below workers, this can easily be done by working overtime. Some companies may offer more allowance if you are willing to do more work at a time. For example, as a lecturer beside my main responsibility to teach the students, I can also opt to teach part time students on each semester. In some multi-national companies, engineers are rewarded by doing more work per week.

Young labour force should focus on their permanent work. To get more income, they should spend more hours to learn the trick of trade in the field rather than doing other things in parallel such as Multi-Level-Marketing or MLM. Some people beside having the permanent job, they do another part time job such as being a part time tutor or part time business. We only have two hands, two legs and one brain to do our work. Thus, it is much easier to focus on one job especially if it is a new job. You should learn from more experience workers so that you can increase efficiency and productivity. Sometime, you should also learn something beyond your official job scope so that these knowledge can be used in the future.

However, we must always ask ourselves does the work we do really give us more income or is it a diminishing income? In economy term, it is call diminishing return. It means over time, although the amount of the work being done is the same, the amount you get paid is less than what you expected. But, most people are trapped with the amount they see. They forget to factor in the inflation rate! I was paid for RM4,500 per semester in 2000 for teaching part time students. Guess what?! The rate is still the same until now!


Thus, it is not productive to continuously teaching part time students. But, this does not mean it should not be done at all. Some additional works should only be done for a specific target. For example, to buy a new home in 2000, I have to work part time for the next 5 years. But, once my salary has increased over the years, I have no problem to pay the bank loan even though I did not teach part time students. In fact, I stopped teaching part time students after 2004. Stopping part time students also give me more time and energy to focus on my R&D activities.

We must always look for jobs which give higher return in present and future. We should ask ourselves can our job easily be done by someone else? If yes, it means competitors can easily appear and thus our worth is easily diminish! If the work is specialized and very hard to learn, we can survive as long as we love the work. Another example, when I graduated, I sold PCs which can give me a profit about RM800 per PC. However, after five years, a PC can give me a profit less than RM100. Thus, I shifted my focus from selling a PC to do machinery maintenance and design work. Since both are also my hobbies, I have no problem to put extra effort to learn (see Turn Your Hobby to Income). I don't mean selling a PC is bad. It is just a diminishing return activity for me and thus not profitable for me anymore.

It is unsustainable to do multi-works at the same time forever or until you retire. However, each additional work either part time or small business should come with a medium term target such as accumulating capital for investment. Once the target is achieved, stop do the work for one or two years. You should take a break in order to avoid burn out. Besides, doing the same thing for more than 5 years is counter productive. However, not many people are willing to change permanent job every 5 years. Instead, the part-time job or business should be changed.

Sunday, August 3, 2014

Increase Your Worth

After berHari Raya from Monday 28 July 2014, I managed to meet many relatives, friends, and long lost friends for more than 30 years! Here are my conclusion about their mentality of wealth creation:

1. In general, most of them have done well in their life. A house, expensive cars, good family and carrier or business.

2. Most of them live in a big city or our own hometown.

3. While talking casually, we would like to talk about our past experience and how life is going on.

4. Not many people are interested to talk about property or wealth creation. Most of the time, information are in front of the eyes but they never bother to find out. Since, they don't have any information, they cannot see the trend. And without any opportunity to see the trend, they miss the opportunities in front of their eyes.

Although most of them are in (1) and (2), most of them did not take advantage of what they have. None of these people discuss seriously in property wealth. They cannot see the opportunity in front of their eyes. None of them have attended any property seminars! Their mind set, you have to be rich to buy more properties...which is totally wrong. Without knowledge, you cannot unlock the wealth within your possession.

These are some of the property related activities I managed to do:

1. What is the current and past values of the properties I have visited?

2. How is the traffic flow in the area my friends lives? Is it difficult to find the place they live? How long they have been living there? How do they go to work?

3. Most people are sensitive to tell what is their position in a organization. But, based on the job description, I can infer how high up their position is, how much is their salary, and how much stress is in their work. It sounds like I had became a shrink? Sorry, I am not a qualified one. I prefer to ask simple questions for ice breaking while trying to find the area of interest in a discussion.

4. I managed to discuss with a few relatives how they can increase their worth to the bank in order to buy a bigger house, generate more income and calculate the future risks.

5. I also managed to find a few interesting ideas to generate income in property market.

So, what have you done for the past one week? Well, in Johor, we still have another 3 weeks to celebrate Hari Raya. So, I still have a lot of time to do some information digging.