good observation. been there a few times, know one subsale owner.
rental... 1st owner waited 2yrs, no tenant, subsale owner been waiting for 1yr, no tenant.
if sell now, ok, profit sikit ada.

This post has been edited by AVFAN: Aug 12 2011, 04:43 PM

No choice...Klang folks are rich but very good in "saving". that'y we still can see cheaper price of goods in Klang.

This post has been edited by kh8668: Aug 12 2011, 04:46 PM

Good location is very expensive, good rental yield may not be your turn unless you bought it during developer's time. 6% is said by you only haha

Can consider buy REITs..commercial property and dividen yield easily 6% or above at current price.

me prefer to buy subsales when the area is full. no no if the area is still lot of empty units and lot of competition on rental. 6% return is plenty in KL.. me also looking at future cap appreciation. (better than REIT)

Jusco Bkt tinggi - opposite is still no good; prefer next or adjacent to mall, hypermarket etc which have spill over crowd..

Gamuda's Bandar Botanic and WCT's Parkland's shops - too isolated, no pull effect from malls

REITs are also got appreciation what..kekekeke....CMMT about 20% to 30% appreciate d. AXREIT is more than 100% appreciation.

REIT can be negative when the fund manager is lousy. Many REIT suffered. I did not follow REIT anymore.
Also REIT is not transparent in thier activities. many things are out of control eg currency, fee , tax etc

however, u can manage your own shops effectively.

put $$ in wawasan 2020 is guarantee above 6 %... not need to worry the tenant run way.... big investment like shop at least 8%...

overall commercial prop like shop lot will be less attractive in coming years.... ppl spending will be concentrate on the daily need... tesco, econsave, giant... will be doing good... except the shop use for servicing like car workshop... how much ur rental... 2nd floor mostly is empty....

What is the maximum units you can buy in wawasan tuapulupulu?

can said all the gov related fund is above 6%... check urself...

lol...and you are a so tiny investor only lo. coz you cannot buy 100k cash unit or 1mil cash unit. 10k cash unit can la. and i don't think got capital appreciation lo.

6%, you need at least 16.67 years to double your capital.

7%, you need at least 14 years to double the capital.

Why can't our EPF achieve >6%?

that'y you need to withdraw it for your property venture.

You are right ... that's why I have stopped contributing since 2 yrs back

u dun read my word... GUARANTEE 6%.... RISK FREE... do i ever mention wawasan 2020 is good investment???!!!

hehe...

Hey everyone,

I'm from Johor bahru and I'll like to ask if right is now a good time to buy property in JB. I've been browsing for a while now and saw quite a few units of houses, seems like house owners right now anyhow set prices, and generally jb property prices is sky high atm (imho)

Looking at U.S current economy crisis and the trillions of debts that they've incurred, some analysis is saying U.S will never be able to pay off their debts and is right now just borrowing to pay loan's interest and not pay back the loan. Seems like U.S may fall (or perhaps too big to fall), analysis says it'll be a domino effect should this happen and triggers a global economic crisis.

With the instability of global economy, would I be better off renting now with a sum of cash in hand and maybe purchase a property later on when the prices goes down?

Btw I'm buying for my own family to stay, not an investment.

Would love to hear all of your thoughts, cheers!

This post has been edited by vaMz: Aug 12 2011, 10:16 PM

please read http://www.theedgeproperty.com/research/74...tor-1q2011.html

Yes, you are right. It is subjective. It also depends on entry timing. Commercial props are mostly idle in the first few years, then slowly tenanted and activity increasing over a few years. When the area is fully established, the price of the shop-lots probably has doubled/tripled. Rent-ability is another matter.

For newly developed commercial props value, it depends very much on future development around the area. Some are built to serve a specific housing area only, while some are built to be the economic center of an entire city/municipal. It is obvious which area commercial props will shoot significantly higher in future (shall the future development is successful).

Bandar Botanic shops are still in the early stage of the development, not many people has moved in or staying in the surrounding (what I observed). I still remember 10 years ago, I went to survey Kota Damansara area, only 1 mamak got good business, many shops are vacant then and a few offices. The shops are selling at around RM600k++/unit that time, last year I checked, a new unit is selling for RM2.1mil/unit. Early buyers will need to take risk and hold for quite long time, but the returns could be a few fold.

To me, rent-ability depends on one critical factor only ==> 人流 aka 'people flow'. The higher 人流 the better. Just look at Hong Kong.

It depends on one self whether one want to buy into a new area (take higher risk, higher returns) or buy into a established area (lower risk & lower returns).

This post has been edited by lch78: Aug 12 2011, 11:01 PM

Ya keep some more in Ringgit notes...

Can you give examples of REITs in Malaysia having negative performance? By negative, do you mean losses?

You mention many things are out of control. For currency, local REITs do not have forex risk. Fee is fixed at up to 2% or 3% --- quite reasonable. Tax is fixed at 10% at the moment. Changes in tax might impact returns but not deadly.