Before I start, let's have this thread focus on strategies n methods instead of bashing others, I'm sure there are other taikor, leng lui, leng chai and smarter people with better strategy out there.

Saw some comments @ MOVE TO COOL OFF PROPERTY INDUSTRY COULD BACKFIRE, so let me share mine in here since I am 25 and I believe in knowledge sharing.

2007 - I had my first fulltime job when I was 19 with about 2k+ package in IT industry, renting room here n there. Prior to that I was a student with about 3 years exp in FX trading and fundamental of investment, played it on my own free time as an interest n source of money.

2009 - close to 3k package. I had enough of renting, after few month of searching, i bought my first property, a 3 rooms condo in cheras @ 210k. It wasn't easy to get a loan from bank, but it was do-able and I did it. I used my savings + money from investment n trading + loan from my mother + loan from bank. Moved in with minimal reno n basic Cavenzi furniture, rented out the master room n mid sized room...




2010 - Bought second property, 1120 Park Avenue, it was the HOT n affordable, so called high end flat at 265k. I shared name with my brother as we both wanted to invest, but lack of cash & borrowing capability, by joint name, we secured the loan. btw, we applied few banks, only one approved.

At the same time, I realized that I had to somehow increase my income to increase my borrowing capacity. Took some professional certs n started to job hop, by the end of 2011, my package was around 5k.



2012 - Getting some side incomes, played around with 0% credit card balance transfer etc etc, nothing much to shout.

2013 - This is the year of reaping of what was sow
- Planned to refinance my first condo, as the bank valuation is ~360k, but decided against it due to failed to get a loan with early exit penalty waiver.
- 1120 PA is completed, before the VP, I sold the unit to my bro at about 380k (market price was about 400k at that time tho), we will sort out the paperwork next year. He then rented out with our names in tenancy agreement.
- Just before CNY, I bought two units of SOHO in Cyberjaya, for a total of around 550k under commercial title. Managed to get loan by standard income docs, tenancy agreements and some FD certs.
- With package close to 5 figures. Now looking at EkoCheras which is less than 5 mins walk from my condo, the project priced at ~750k, hopefully it works out fine
- For a better or worse future, now my debt exceed 1M, and for greater good, it might be 2M in 2014.

2014 - Refinanced at the first condo since bank value it at 480k.

2015 - Unloading and loading this year.
- Loaded 2 units Nidoz by Exsim in AUG, loan settled, SNP target End of DEC.
- Sold the first condo in OCT.

2016 - Finally signed the SNP for Nidoz.
- Sold 2 units of Hyve SOHO Cyberjaya.

Think positive, learning, planning and actions are main drivers in my life over the years.

Prop	Location	Purchase YR	Sell-off YR
Awana Puri Condominium	KL	2009	2015
1120 Park Avenue Condominium	PJ	2010	2013
HYVE SOHO (2 units)	Cyberjaya	2013	2016
Nidoz Condominium (2 units)	KL	2015	N/A

This post has been edited by lamode: Dec 26 2016, 09:18 PM

Impressive.

Thats encouraging but looking at situation now...very hard to grab any prop <300k and we're earning about the same salary =(

yup, its not lucrative as it used to be, but isn't that just the nature of any business?

<300k prop in KV, still got. The question is whether flat, shophouses and smaller sized SOHO can fit into your eyes or not.
There are hell lot of SOHO/Studio <300k in Cyberjaya.

This post has been edited by lamode: Sep 30 2013, 04:16 PM

you got a good start if the best (those first bought in 2008)...
now the property price is just too crazy...

The difficult part is how to start from starting pay of RM 2K + and grow to package close to 5 figures in 7 years.

A lot of time is that you have enough down payment but the low salary can't justify your capability to pay monthly installment.

Please share more granular info...You have total loans of 1 million.... Your monthly loan installment is ???

So that means your total income is ???

Even SOHO in KV is above 300k thanks to hardcore inventor. Only option is lower cost area and buy subsale.

Normally lower cost area translate the rental is negative cashflow. This will deplete ur savings for future downpayment.

Buy subsale need high cash outlay. Eg: a RM 300 K property cost 10% downpayment which is RM 30K + lawyer fee, stamp duties etc which total about RM 50K.

Practically, one need few years to save RM50k. So, not easy to get another property in few years.

Wonder how TS got to buy 2 units cyberjaya property in 1 go.

I just purchased at 250k before CNY, the price is up a bit now, but still below 300k for sure. last mth I chk, 80% sold only.

search around topics about dev on cyberjaya.

It's a new project, come with free SPA + loan agreement + DIBS (i opted out for one unit) + some cash rebate.
Booking fees was paid with credit card, and the balance transfer strategy was partial used.

hondaracer monthly installment is around 3k for both condo. The rest not yet started to pay as still under construction.

This post has been edited by lamode: Sep 30 2013, 10:03 PM

TS got income from forex and other investments ...

Got friend work with hasil

rpgt 30% start already since 16 spet.

Not announced yet but can start charging 30%?

Didn't hear that it is implemented...
For <2 yrs from spa date? What about 2-5 yrs?

Gov havent declare anything yet. Can increase diam diam one meh?

How about investing in retail lots@The Two,Rawang R&R Station?

price starting from 350k for a 171sf shop lot

Nice sharing

Started working at the age of 19 means one yr after spm? Really impressed by the way u struggling thru ur career n how u invest. Tx for sharing bro!

nice sharing TS, however r u earning said 5k/mth with 1mil loan now? just curious tho...

Forget to mention just looking for own stay. Forget about investment house when you don't even have a proper place to stay :-S

Btw TS mind to share why you look so highly at Cyber?

Great investment profile you have bro! But one thing becareful is the majority buyer in Cyberjaya basically is investor. Something that investor really need to becareful as hopefully the development of Cyber really work well and growth. I do believe the development in Cyberjaya is positive. Just how well it goes is another thing to have a thought

With good IT background and MT4 programming, TS might end up 3M in depth in 2015.....lol grinding like the way of Alan bro.

Wonder why some people are so negative toward property investment ,
The higher one loan , the higher they leveraging on some one else money to make more money and it is a secure loan , unlike insecure loan

as long as the property manage to provide > 4.2% to 4.6% return per annum, it's a gain against the loan (provided the BLR = -2.0 to -2.4 , base 6.6)

Perhaps it could be of the BLR after all.
Meanwhile ...good sharing especially for newbies like us.

To get a 1 million loan, need installment of rm 5000 monthly, means bank will only approve the loans if you have rm 15k income(I.e. 1/3 rule, but today using net income instead of gross income). So it means you need to have net income of rm 15k.

That is my basic understanding.

1/3 rule no longer being used nowadays... forget it... some banks can lend up to 75% of nett income... i applied a loan with a few banks few months ago... they told me... ppl can leverage higher than before... no need 5 figures income also can buy a 1M property... try ask the banker yourself to verify.

thats right

just make it clearer, i overwrote the so called 1/3 rule on my first condo with more downpayment & lower MOF.
for the recent cyber purchase, i think it was the FDs certs and clean CRRIS records.

Its a very nice city with OK planning in term of infra, and a lot of projects booming there.
I am working in there, I see huge diff between now and 4 years ago, expecting more positive changes in next 5 years.

This post has been edited by lamode: Oct 1 2013, 07:18 AM

Lets say yo net income is 10k
After instalment, left 2.5k
U think 2.5k enuf to use if have family?

Wat i think n wat u think its not important. Important is wat the bank think. Ask bank y nowadays they approve up to 75% income. ppl want to flip. Then flip at own risk. Dont blame the bank. U r in control of your finance.

Agreed
For me, 50% DSR is the max

not when you are earning rm30k or rm50k or higher

With family
30k - 60% DSR
50k - 75% DSR

You hit the ceiling. Who is Alan?

Not sure what trick or magic you try to imply here, meaning buying in cyberjaya is the trick?

dont be so harsh to others.

richer people will obviously think theirs are better.

no lah, where got. I also want to know the tricks and magic. Im earning more than him (not sure he is saying the true salary figure) still cant achieve what he get.

But, he will mislead other young average joe here that year 2010 gameplay still can apply in year 2013/2014.

you got your point right. the title might mislead youngster who thinks life is easy, n to get rich also easy, just follow old route.

feeling great and happy with rm1 million loan debt, meaning successful? what is your exit plan if anything violate to market?

Frankly speaking, i cant sleep well since after GE13 with growing loan total of rm850k by year 2014 (after full disbursement of loan from bank) and NO EXIT PLAN for the moment.

Peri kor,

No exit plan mai pay installment lo ... lol ...

If think "Exit Plan" I think most of the people here can hardly make a move...

Frankly speaking, I dont think bank have a proper "Exit Plan", if let say market crash or BLR increase. Borrower cant afford to pay installment lead to bad debt.

Even lelong the property also not sure how many potential buyer willing to buy those SOxO unit...

Let's hope things go well all the way!!!

cannot, end up goes to lelong and blacklist in CTOS. Chinese very like "jaga muka" cannot failed, not dare to fail. But like to show off here and there. haha

I dont want end up like this. Entering without risk assessment and back up plan. Some BBB boat will end up at Holland.

The gimmick used by government and bank is " your RM 200k saving in bank is covered by PIDM for FREE" But who actually did make such claim until today?

Even banks no more funds to dispose, who the heck come out the PIDM coverage for everyone?

My current exit plan is "work hard, save hard and strive for more increment"

"work hard, strive for more increment" totally agree but save hard put in bank is a no for me.

MYR value is so fragile and unknown in long term. Better search for reasonable sub-sales property to invest...

PIDM is a branding la, no actual case study for reference. Touch wood, if really happen took more than 10years to pay back all the account owner, how??

haha, now i save hard but put in bank to offset my flexi loan of 4.5% interest, some goes to ipo, some goes to paper gold and silver and some goes to Amanah.

Thats why is a gimmick

This post has been edited by peri peri: Oct 1 2013, 03:36 PM

if really need an exit plan, anytime rent out lower 10% or 20% than market rental? no?

when its really crash, you think 10-20% will be good enough to get teanants?
if thats really works, then you will not find any lelong units on the street

well the exit plan is buy mrta and go 14 floor

and let your wife enjoy free house with her new husband.

LOL

well if that cant works then what do u suggest?

Why people always quoted 14th floor instead of 13th floor?

Any logic?

If u wanna buy hauz now, get fixed rate frm aia la.

So many SOxO within klang valley, even in shah alam, cyberjaya... got so many potential tenant or not?

That's why is still pretty unknown for those location as seem like currently more than 70% is flipper/investor.

Who will buy from the owner once is CF. Properly RM500k++ for a 600sf SOHO in cyberjaya. Who got those buying power for own stay?

On the other hand, rental need to be at least RM2k to break even. Big question mark...

When desapark city 1st phase nobody think it would sell for >1m

There are so many example over last 6-7 years. If economy maintain, anything is possible

market is crazy, i heard like 2 mins ago from my colleague his friend secured transacted price of 1.2M semid at bukit jelutong under sd


freaky world

I carry the same view. Storm is imminent, I feel it right now!!

LOL
fyi, suicide is not covered under MRTA

---

Added on
Only aim for places with rental value, then no exit plan is required

i just refinance away from AIA fixed rate... its not worth it... u try calculate how much interest accumulated for the next 30 yrs.... faint!

what size? if 40x80, even old, that price is cheap!

can't say the same for denai alam nearby, not yet...

you dont hav to make it like a suicide attempt ...
to me, exit plan is renting out, therfore the investment thumbs rule is always landed properties with reasonable price persq

shalom

bro, are you bumi?

high-rise with much better rental yield .. if want to accumulate more and more for rental, high-rise is the only option in residential

what made you so certain that the game plan can't be applied in 2014?
if so, what is gonna work? can enlighten me pls?

This post has been edited by lamode: Oct 1 2013, 08:01 PM

nonbumi but i always believe rental yield higher for high rise but overprice at the moment.

for i.e. ekocheras at price 550k for 700++ sq, thats early bird price

And it's now over 3mil for casaman n mansion. Lands cost 500psf now. Latest transaction 480psf. Ridgewood 4+mil. Stil goin up. Few casaman transacted since vp few mths ago. Damn it. Should hav bot the whole row.

Btw same case in setia eco park. Price is 3 folds now.

This post has been edited by ManutdGiggs: Oct 1 2013, 09:33 PM

I thought suicide after 1 full policy year is covered? Check the policy~
[Disclaimer: I didnt mean to encourage people to take this path.]

This post has been edited by bukithot: Oct 1 2013, 09:50 PM

Wow.. this thread becomes risk management class liao ~

2-3 years down the road, when this SOxxxxO floods the market, it is a real test to the market. Unprecedented!!! Local prop market burst first in Malaysia history? How will Ah Jib Gor react? Huh ...

This post has been edited by bukithot: Oct 1 2013, 09:53 PM

Ask �鼠瑪 to help as she is the real pm ma. Haha

As long as bank willing to loan out. this sector wont collapse...
if there is a sudden change of gov or bank policy.

You guys that invest in this sector will know the impact.

wah peri kor..... super high income earner hor? no play play wor.
got job for siu dai to become your assistant or not?

i thought now its the stagnant cooling down phase but all the new launch is flooded with people balloting.... i see a lot of parents are buying for their kids and just lets pray it doesn't collapse all of a sudden

Different marketing packing and different finance packaging and most important different price entry. But, the wages and salary still lack of boost.

Property used to be for the bosses to buy. Now average salary earner can afford.

fresh graduate complaining they can't afford .. wa kao, it was very normal ler, other fresh grad can get mainly due to papa mama & don't waste time dreaming too much to live in luxury property right away => to fresh grad

This post has been edited by ecin: Oct 3 2013, 01:41 PM

exit plan = sell below market value and prepare to lost 30%, is it good exit plan? No need die or CTOS risk, can try again next time. Chinese said ''east wind will raise again''

one thing i learn during 97 crisis , there is always loads of people with cash reserve and people are always greedy.

This post has been edited by wanted111who: Oct 4 2013, 08:40 AM

Eastern Mountain will rise again.

yo, you can rent it out what, buy the right rental places, no exit plan is required

I'm a banana

agree cyberjaya have tonnes of student and expat

the exit plan i suggested is for worst-worst case scenario , like other forum-er suggested , if no one rent

TS, your trick and magic is dangerous bro.

Cyberjaya you've to be really x many times picky, you know what I mean
* x = multiply

This post has been edited by ecin: Oct 4 2013, 03:56 PM

Let me share some of my property investments so far. Turned 28 this year and thought that I had enough of renting and paying for other peoples dreams. I decided to invest in my own dreams!



2013 - This is the year I BUYBUYBUY after many years of hard work and savings.Bought a condo in Mont Kiara for about 900k,then another studio in Mont Kiara also for about 600k.

With all the Bank Negara restrictions,it was one hell of a struggle to get loans. But finally got the 90% loans required after being rejected by many banks.As it was my first 2 properties , it was easier for the banks to look at my application.

Luckily for me my DSR was only 45% which was well below the limit of 80%.I found out that maintaining a clean record in your CCRIS is so damn important!

Anyway, 2 properties in a year is enough for me...but more to come in 2014!!

This post has been edited by Mamapapamsia: Oct 4 2013, 04:21 PM

wow, only 28, so yound and able to buy total of 1.5mil property, your salary must be super high, Salute

very impressive..1.5 mil affortability

U must b earning > 30k/mth

Sharing mine..

2 years ago I bought a 1-sty terrace for 375k (now market vallue 550k-600k), then this year just signed S&P and secure a 2-sty terrace for 760k (self estimated 5 years down the road will reach 1M), so my loan profile up to a million debt already...

My strategy is to combine both property investment and share investment, where later I'll re-finance the house, cash out then put the money into share investment. Earnings from shares will eventually goes back to cover the property loan.

The main point of the strategy is by using the value stability, high leverage power and low interest rate of housing loan to get cash to invest into shares for it's high return rate. Rental income is merely a bonus as rental for terrace is low.

This post has been edited by sschong: Oct 4 2013, 06:32 PM

Reverse calculation

1.5M loan 90% would 1.35M. Monthly installment around 6.75k if 30 years loan. DSR 45% so nett salary is around 15k. So gross salary would be around 22k. Very geng for 28 year old to earn that much and also bought 1.5M property.

Good one man bro.

Keep it up and one day you can be like me. Turning 30 this year and sitting on 50M worth of properties, with my model wife, my Lamborghini Diablo and my Premier League football team (hey a man gotta relax somehow, right!)

Oh, you were being serious....?

U assume dun have other loans like car, personal n etc

While your strategy is definitely a viable strategy (family member has used it well in the past before), one would do well to remember that the share market is not always a money generator, nor is it consistent. No doubt one can earn a huge bundle from the stock market, but those earnings are rarely consistent month-on-month (unless one relies on dividend payouts, which are hardly high enough to cover the refinance costs).

There will be months you will earn, some you will break even and others where you will lose.

One way you would definitely profit from this strategy would be if you expect median property prices as well as the KLSE to both appreciate significantly over the long-term from the current levels today. This way, you would be able to profit on both ends with leveraged money.

In order to be a proponent of this strategy, however, would be to be bullish about Malaysia's outlook in general over the next 5-10 years (at a minimum).

On top of this, he managed to accumulate RM150-180k in CASH by 28 years old to pay the downpayment of the property, S&P, etc etc not including rennovations.

Young people today, really awesome.

Have to take my hat off to this young man....