this is what in my mind too.

fresh grad or new salary man shouldn't hesitate to ask $ from parent to fund the down payment
(my parent offer me that option 5 years back but i refuse to take it due to i don't wanna commit in debt)

just buy a okok house and rent out the rest of the room will do, said no to renting!

Generally, rental market is weak, despite generally property price has soared so much.
There are a lot of vacant unit at mid to high end property.
Some even manage to rent out for years.

The merit of renting is free up a lot of commitment that many do not forsee.

Renovation cost (cost 50~100K), this is not recoverable generally)
Maintenance fee, a year a few thousand
lawyer fee for S&P, strata title lawyer fee, also cost a few thousand.
And housing loan monthly repayment, you can drag your landlord for a few month, but you can't drag payment for bank as bank will blacklist once miss out payment.

You take for granted house must appreciate in price, without taking into account of interest charges incurred from the loan, as well as risk of interest rate.
There are house that appreciate little in value, there are house that in abandoned project, there are shoplots that after obtained OC, that growing grass only.
Not every year house price must up like previous few year.

Despite with recent year of property price escalating, there are still houses that being left vacant, nobody want to rent, nobody want to buy, due to location issue.
Not every house situation is the same.

Only prime and strategic location property that are can enjoy both good rental income as well as capital appreciation.
But those property are not cheap and mostly out of affordable for most middle income earners.

Also collecting rent sometimes is not as easy as taught, rent it out, next month go to collect money.
Some tenant defaulted, runaway, refusing to move despite not paying rent, house being vandalised after tenant move out...

Yes, the best scenario is just like above mentioned, after 30 years repayment with capital appreciation, or landloard get it money back from renting it out.
But provided everything goes smoothly across.
While the one renting is not baring any risk to it, while free up a lot of commitment, that may enable one to do other thing else.

It is not about saying rent is better or buy is better.
Just rent has its own merit and serve its purpose which may suit to one situation, and do not need to take any risk in between.
While buy has its own merit, if everything goes smoothly, the the risk taken become a "gain" for the landlord.

One is with risk taken with lot of commitment.
One is without risk taken, while free up of cash.

So we can't say which is better, actually, it depends on situation and individual preference.

If U rent, u will probably end up never buy, or when u want to buy, the price already out of range..tats my opinion, i personally know some frens who missed out owning poperty when they can afford but inzteas they rent becoz they want closest to workplace, end up still renting and the property rented doubled price

If youngsters cannot afford, they should rent.

In general, everyone cannot be asset owners or wanting to be asset owners. At the same time, asset owners need people who can rent too, if everyone buy, who want rent?

Closest to workplace, save time, which is sometime invaluable and precious.

Time is irreplaceable. Tiredness in travelling each day also may not recouped back.

Money cannot buy time, nor buy family time that has gone past. Seeing your kids grow up, nurture them etc. Spend time with family members etc.
Money cannot buy health (tiredness is travelling each day).

But money can be earned again, but not time, memory.

Closest to workplace, save time, which is sometime invaluable and precious.

Time is irreplaceable. Tiredness in travelling each day also may not recouped back.

Money cannot buy time, nor buy family time that has gone past. Seeing your kids grow up, nurture them etc. Spend time with family members etc.
Money cannot buy health (tiredness is travelling each day).

But money can be earned again, but not time, memory.

can rent, but rent at low cost or low medium cost flat. so you dont lose too much

the fresh graduate now wont make their self suffer by staying in low cost or low medium cost flat.

they will rent at condo high condo with swim pool and gym room.

in the end their pocket always kosong

Let's see if they will rent studio unit / service apartment 

the fresh graduate now wont make their self suffer by staying in low cost or low medium cost flat.

they will rent at condo high condo with swim pool and gym room.

in the end their pocket always kosong

As long as happy ma. Biar pokai asalkan bergaya. I used to live with that motto. Luckily i snapped back to reality

I think rental is for special circumstances, such as those who are still studying or for those who are working, if they are on a short attachment to a new area.
For fresh graduates, I personally feel its best for them to enter into property anywhere after working for at least a year. Settle down first within the first few months into the job and working environment, manage their life and expenses and at the same time, monitor and understand the different investment vehicles out there.

Investing after 5 years is very late into the market. The money that they manage to save will certainly not out-grow the inflation rate and property appreciation rate. Individual saves RM60k within 5 years, while property goes up 30% (RM400k to RM520k).

The author/lawyer has some very valid reason too though, such as renting in a place before purchasing. As long as the time frame is shorter (certainly not after 5 years), should be ok.

So what property can fresh graduates buy after a year?

I dont think i agree on upgrading thing.
I remember few years ago a 2storey terrace house was 400k and semid was 800k.
Although the 2storey terrace appreciate to 700k now, semid is more than 1m now.
How to upgrade?

Have to look further away from city centre, its a foregone conclusion.

Selayang?
Kajang?

http://www.iproperty.com.my/propertylistin...ominium_ForSale

Strategy is to buy something simple first, while riding on the property appreciation wave. Then after 4 years, upgrade to something that is better. The money gained through the first property can be used to cushioned the appreciation of mid level properties by then.

As compared to only buying a piece of property 5 years down the road. Would have been paying rental for a good 5 years, saved some money (which is not enough to cushion the appreciation of mid level properties) and thus, fork out so much more extra.

Fresh grads have tendency to splash and over commit, getting luxurious items which are more of wants than needs. Thus, the worry that they are not in control of their finances. New Japanese/Korean cars, condo's with gyms and swimming pools, latest IT gadgets. If money is not an issue (come from wealthy family), then by all means, do enjoy life. :-)

30k down payment and renovation cost who pay?

I dont think i agree on upgrading thing.
I remember few years ago a 2storey terrace house was 400k and semid was 800k.
Although the 2storey terrace appreciate to 700k now, semid is more than 1m now.
How to upgrade?

Upgrade to your affordability. Start up humble and dont over commit. If want a piece of property that worth Rm700k, you have to work hard for it either better salary or income yet the price wait for no one.

People who owned Rm700k market value house may have outstanding loan of Rm350k right now eventhough they bought it a few years ago. You cannot compare entry price of this kind.