Exactly, that makes MODE B a smaller than 5.3% passive income.

Besides all the time and opportunity cost spend just to get a fixed deposit gain.

Buy for passion or buy for real value? sometimes we have to consider.

Continuous maintenance from developer and the residents surrounding it play a very important role in ensure the appreciation in property.

At this stage only flipper without strong financial background expect to get tiny gain.

Since unfinished loan bound to have lock down period and penalty from the bank.

Selling of properties tend to have tax from government and charges from property agent.

In the end all those are the minus points for seller to consider when selling their properties to achieve gain.

The s'porean prop sector sheds some clues on how malaysian props will/might perform in the near future as (1) the economic cycle is similar (2) gov there is always 1 step ahead of malaysia in imposing housing restrictions/regulations & also (3) due to population xplosion (s'porean pr, malaysian genY/Z).. Note that s'pore's ltv is 60%.

Property bull charges on Oct 04, 2011
http://www.todayonline.com/Business/EDC111...bull-charges-on

"The property market in Singapore has continued to defy expectations even as global economic prospects darkene.."

Something that sounds familiar "The strong demand comes from singles, permanent residents, HDB upgraders and downgraders, as well as private property downgraders.."

"These buyers are genuinely in search of homes for their own occupation. However, due to the cooling measures in January this year, with the revised minimum occupation period of five years and the lower 60 per cent loan-to-value ratio, homeowners are reluctant to move or sell their flats, resulting in a supply crunch and driving median resale prices up. We expect the momentum to continue and prices to increase,,"

Singapore is delivering a supply running into tens of thousands of units and yet .. ""It will take two to three years before we see larger supply coming on stream, so there's some upward pressure on the HDB."

As long as new launches' prices do not come down, the current crop of props will always benefit.. as will the govt's stress on keeping the economy rolling "Real estate agency Jones Lang LaSalle noted that demand for mass market properties "remains strong given the existing low interest rate environment". "

all things said and done, but why is the z residence going for a higher psf price and there are buyers then?

I guess people who buy it want a home for own stay.

Good news. Workers have just finished laying premix on the flyover tonight.

This post has been edited by mrPOTATO: Oct 9 2011, 10:50 PM

The business case is not as straightforward as this...for those buying with cash..there are opportunity cost as well, before the unit can be ready to generate rental income.....secondly, renovation, all those agreement, stamp duty also adds up to the cost....then, for rental....need to pay 1-2 months charges to agent....there might be repair, maintenance, etc along.....again, some of the condo does depreciate in term of rental, especially if there are more newer condo available within the same neighbourhood......not saying that it is not good, but just to point out not as straightforward....of course if there are capital appreciate, there will be good.....

Each investment has got their own risk...investing in share with company paying good dividen might sounds good, but bear in mind that the dividend is taxable (same as the rental).....

furthermore the demographic changes from time to time...so...once decided, just go ahead....

Anyone selling unit facing SW or NW? PM best offer. Tq

http://biz.thestar.com.my/news/story.asp?f...18&sec=business

Do you have some questions on Budget 2012? Some of your doubts may be cleared in this article. This is the first of a two-part Q&A provided by PwC on various aspects of Budget 2012. Part two will appear tomorrow.

THE Real Property Gains Tax (RPGT) rate was increased from 5% to 10%. Is it effective immediately from the date the sales & purchase (S&P) agreement is signed or after Jan 1, 2012?

The increased RPGT rate of 10% is applicable for disposal of properties starting Jan 1, 2012, for S&Ps signed on or after that date. However, in circumstances where the disposal of property is conditional and requires the Government's approval, state government or an authority/committee appointed by the Government or state government, the date of disposal will be the date when all such conditions are satisfied and not when the S&P is signed.From the budget, houses sold within one to two years will be imposed an RPGT rate of 10%. However, I am not a speculator and I have reasons to sell it (which can be substantiated). Can I be exempted from RPGT?

Although you may have valid reasons to substantiate that you are not a speculator, RPGT at 10% would still be applicable if you dispose of your property on or after Jan 1, 2012 within two years of acquisition. However, in general, the proposed increase in RPGT rate will not burden genuine property owners as the following exemptions are available:


● Gains arising from disposal of one unit of residential property once in a lifetime by an individual who is a citizen or permanent resident of Malaysia;

● Gains from disposal of property between parent and child, husband and wife, grandparent and grandchild and

● Exemption up to RM10,000 or 10% of the net gains, whichever is higher, for an individual.

In addition, RPGT is only chargeable on net gains after all related costs such as purchase price, enhancement costs to the building and incidental costs (e.g. legal fees and stamp duty) are taken into account.

This post has been edited by livelifefull: Oct 10 2011, 11:33 AM

had a good chat with a friend who's the top 3 man in a very large developer company in malaysia. he says a lot of people saying that developer is very greedy by charging very high property price & making a hefty profit. as a friend, he says this is half-true.

yes, there must be profit. otherwise, who wants to be a developer.

he says material & infrastructure costs have really sky-roceketed. even if there's a price correction in the next 12 months, it won't be much & eventually it'll keep going-up.

conclusion is for those who owns a property, you can keep it as a hedge.

It's good to see a developer acknowledging they are making a hefty profit.

did he share with you how much does a developer need nowadays to create a Zest?

i was told building material costs will further increase another 15% next month.

can someone in the building material costs industry confirm this.

whatever said, you can not buy the zest at rm460 psf 12 months from today assuming the economy remains status quo. if there's a correction, it'll be short-lived, i.e. 12 - 24 months. hence just hold on 2 years.

afterwhich, it'll go continue to go up. thus, psf for properties will continue to rise irrespective of whether it's the zest or not.

point of contention is please stick to market valuation of rm460 psf for the zest.

Demand must con't to grow, otherwise property price will not sustain even though building material increase 100%...it can explained why in certain western countries, prices has dropped 30%-50%..
I am still optimistic that urbanization is very critical in bolehland, migration fr rural area to urban & sub-urban is growing rapidly, thus housing price is not likely to drop in these few years.

IMO, House prices will drop if demand drop, why DD drop?
1. Abnormal issue like SARS, Radiation, house / condo haunted effect
2. Land settlement - Pulau Indah case
3. Soil erosion i.e landslide
4. Very effective transportation network, decent infrastructure & amenities setup in all rural & sub urban cities
5. Politic instability i.e WAR
6. natural disaster flood & earthquake

The Zest: Units for Sale @ 11 Oct 2011:

1) Block C 7th Floor KLCC View - RM410k (techno)
2) Block B 16th Floor Golf Course View - RM420k (siaww)
3) Block B (8) 18th Floor (Good Feng Shui Floor 818) Golf Course View - RM580k (Covillea)
4) Block C 9th Floor KLCC View - RM430k (leong4san)
5) 16th Floor KLCC View (Type C) - RM492K (livelifefull)
6) Block C 12th Floor (1,191 sf) KL View Face East Type-B - RM450k (keithcky)
7) Block C 20th Floor Sunway PJ/Swimming Pool View with free 2 unit A/C - RM460k (jen_jen)
8) Block B 3A Floor Swimming Pool View - RM500k (cheraspeople)
9) Block C 17th Floor (1,191 sf) KLCC View - RM400k (batilcl)
10) Block C 5th Floor KLCC View - RM550k (ukuan)
11) Block A 2nd Floor Golf Course View - RM440k (Koiman)
12) Block A 10th Floor (TCH Ent)
13) 5th Floor, KLCC View - RM450k (chrisleews)
14) Block B 6th Floor, No 11.; 1191 sqft.; 2 car park bays - RM400k (papadon: 012-370 0474)
15) Tower B 18th Floor Unit #12 Type A (ZB-18-12); 1,205 sq ft Corner Unit, Golf Course View; comes with 2 Covered Parking Bays - RM550k (Mr Wong). Please contact exclusive Real Estate Negotiator for this unit: Mr Dennis Teo of Tech Properties (H/P: 012-226 8568).
16) Block B 13A Floor KLCC View - RM480k (duralex_katvia)
17) Block B 12th Floor, Pool & City View, Corner unit 1,205 sf, 2 side-by-side covered parking & Free 2 a/conds - RM525k (Huzz)
18) Block C, 17th Floor - RM460k (damansara)

Genuine Purchasers only can pm direct to above.

Note:
Type A - 1,205 sq ft (RM554.3k)
Type B - 1,191 sq ft (RM547.9k)
Type C - 1,119 sq ft (RM514.7k)
Type D - 1,110 sq ft (RM510.6k)

Standard Bank Valuation for The Zest currently is RM460 per sq ft.

Owners support RM510k - RM560k range (RM460 per sq ft):
1) Covillea
2) ukuan
3) UFO-ET (non-owner but Zest supporter)
4) kochin (non-owner but Zest supporter)
5) Mikken
6) naleh33
7) Pai
8) mrPOTATO (targeting RM550 per sq ft)
9) damansara
10) livelifefull
11) mun 911
12) Huzz
13) Koiman
14) keithcky
15) doomdoom (targeting RM700 psf in 5 year's time)
16) cloner

Real Estate Negotiators who support RM510k - RM560k range (RM460 psf):
1) Ooi (017-266 8181)
2) Dennis Teo (019-234 1719)
3) Chris (018-222 2567)
4) Chin (012-622 6678)
5) Wilson Law (017-268 5593)
6) Alston (010-662 2222)
7) Henry Bong (012-216 6368)
8) Desmond (010-226 3376)
9) Kim Wong (016-253 8348)
10) Stanley Ng (016-208 6686)
11) Tim Chum (012-311 5116)
12) Adam Loh (016-210 5748)

Note: Owners, Real Estate Agents, Property Valuers & Banks are working towards the standard RM460 psf for The Zest.

This post has been edited by Covillea: Oct 12 2011, 06:27 PM

Very well put. Budget announcement allow 7% grow in development, with a chain effect. No way property market will drop.

---

Added on October 11, 2011, 10:27 pmShudnt TZ "real value" increased by another 5% to reflect the gov tax ?
that shud work out to be 470psf ..
Covillea, plz update ur database .. we need ur undying spirit to spice up the market ..

This post has been edited by zavier98: Oct 11 2011, 10:27 PM

i hope to do so but my valuer friend says it doesn't work that way!

it has to follow market value. rm460 psf.

btw, someone brought-up hsbc valuing at rm420 psf before vp & may go up to rm450 - rm460 psf upon vp, please provide the mortgage agent's name & contact please.

Yeah. Bravo.. bravo...

Cool Bus Stop At The Zest Point!
Congrat to all onwers!
hope it will increase to RM500 PSF?


Attached thumbnail(s)

Any concrete value from HSBC at RM420 psf?