Hi cherroy, mind to share in more detail about the disadvantages of having joint name (especially husband and wife) for one property?

Sorry I've got to correct you on some facts so people don't run around with the wrong idea.

Comparing UST10Y against Malaysia's OPR is incorrect. Apples and oranges, what you should be comparing with is UST10Y against MGS10Y, which prior to the Sep-Nov 2008 period, was approximately UST10Y 4% as you mentioned, but the MGS10Y was 5%.

OPR then, was 3.5% before a 1.5% dip over 6 months.

I don't disagree with you, so notice the correction only on the data. But since we are at it, I might as well give a little more detail above on why certain things happened as mentioned.

I do not believe that negative real interest rate has been existing for many years, on and off yes, but to say its something that persists throughout the previous years is something that needs to be substantiated.

As real interest rates is not something traded, I have to rely on some google-ed data.

http://www.theglobaleconomy.com/Malaysia/Real_interest_rate/
http://www.factfish.com/statistic-country/...l+interest+rate
http://www.quandl.com/WORLDBANK/MYS_FR_INR...l-interest-rate

The point to be made here however is that the deeper it goes into the negative zone, the more pressured BNM will be.

Also, your view is pretty much in line with most would expect in the market. No one is expecting a 100 bps increase, nah.

The chart quoted the real interest rate is

Real interest rate is the lending interest rate adjusted for inflation as measured by the GDP deflator.
Real interest rate (%)

This 1 is too bull.

http://www.starproperty.my/index.php/artic...perty-prices-2/

"In a nutshell, given the above GST outcomes for the supply of residential and commercial properties, we can almost be sure that the chances of property prices coming down in the near future should be close to zero."

Wait a second, where are all the insults and personal attacks? People actually discussing the issues? Am I still in LYN?

Humour aside...
Japan's public debt is not the same as Greece's, as the debt is mostly long term, denominated in Yen which their central bank can print, and held by domestic investors. Malaysia's public debt is similar, except that a large proportion (~45%) is held by foreign investors. Zero interest is fine when the currency is expected to appreciate and domestic prices are expected to deflate.

At the same time, the Yen is probably the most traded currency after the USD and the Euro. In the wake of a possible global depression involving the US, Eurozone and Britain back in 2008/2009, there is a flight to safety, and safe haven currencies like the Swiss Franc, Singapore Dollar and Japanese Yen had demand in excess of what their fundamentals required. Singapore, which manages its currency tightly, did not experience a sudden surge due to Central Bank intervention, but instead was forced to deal with real negative interest rates.
We haven't had negative interest rates as far as I can tell. What's of note is that the MYR appreciated ~20-30% between 2008 and 2013, and this has drastically suppressed the cost of imports, keeping inflation low. While you may feel the side effects of real estate inflation creeping into the costs of food and services, the higher MYR has allowed the government to, inter alia, keep oil and energy prices under control, and we have enjoyed lower prices for technology related products.

The recent depreciation of the MYR has reversed that trend, and inflation is now becoming an issue. BNM doesn't want to increase OPR, and is actually spending billions stabilising the ringgit in lieu of raising interest rates to compensate.

We do have a lot of reserves, but reserves won't last forever.

With GST, by right employer will increase salary?

How true property price will not go up anymore?

Those who bought in 2009 were lucky.

In economic,  there is no free money. Any excessive profit without barrier of entry will be eliminated by new supply.

Have sales of c class and 3 series increase in the last few years?

Historically,  super bull run will end in massive crash.

My learning is nothing creative but traditional and conventional. Unless i read it wrongly,  economic theory is certain to withstand.

Until punters have cash in their bank account,  it is too early to laugh. Very often, those who laugh at others are been laughed at the end.
Most flippers' units have yet to be vp. As long as they could repay minimum on their credit cards, there is no stopping for them to spend their future gain.

The rise of mys property price from 2008 is not supported by corresponding rise in income but purely due to speculation. The last thing politicians want is to dampen "feel good" even though the "feel good" factor could cause market collapse later. Hence, couldn't relied to cool down run away bull run.

A healthy u.s, e.u and china ecnomy means interest rate back to traditional range is inevictable.
Why must a person limits his investment options only to property and bank fd in mys?

You were right market is hard to predict. But when you are the big player, you rather controlling it then predicting it.

During 1997 crisis, housing are not the target, cause the interest rate are so high, 8-10% if I'm not mistake. But shop lot and shopping mall lot are targeted for rental & resell profit. Sad to tell, my cousin and my dad are one of the victim in these property. Many friends and relative all victim in shared market.

During 2008, it doesn't hit the property hard, but share market had hit hard enough. But now the same scenario happen again to 1997, just different target.

Market can never go up forever, during 2008 some US fellow keep shouting this time is different, property will keep growing. Sadly, same thing happen to Malaysia, every one shouting UUU, properties will rather stagnant then drop.

I will rather market correction/drop as early as possible, then the bubble/market keep growing. Cause the bigger the bubble grow, the bigger the economic impact.

As everyone said, if market so easy to predict, I had become millionaire. So I could be wrong as well.

I think 2011 to 2014 is driven purely by DIBS.

Those who understand economic  is likely to exit while flippers are head over heels and unlikely to join flippers.

Unlike stock and commodities,  property is illiquid and supply take years to adjust. Hence, impact will be drastic and prolonged like its bull run.

Before 1997 crisis, every stock punters and obasans were awared of impending crash but few took action to convert to hard cash fearing super bull run to continue; even more so for flippers.

Believe 1997 crisis hit Thailand about 2 months before mys. Few punters exit the market believing klse was resilient, gomen won't permit crisis to come before the Commonwealth games and a drop in price was too good not to pick up.

No need to pity. Come join me.
Yalor..
Seems like you're saying we don't know how huge the bubble FED and all bank in the world is creating. Once popped, this will be the most massive financial disaster ever made?  You sure or not? 

Few if any politicians would curtail public feel good factor even if it could lead to disaster later, and central bankers won't want to be seen the person to derail economy expansion. Hence, bubble is assured from time to time.

now every government is using future money/borrow money by issue bond just to settle the short term financial recovery/avoid bankruptcy. Throwing the ball/rubbish to next generation.

How can government solving/recover the debt and crisis without productivity? The more they borrow just digging a bigger grave.

The bubble just become bigger and bigger. Everyone hopping economic collapse won't happen to them, at least for now. But who can guarantee it never happen? The snow ball just getting bigger till the impact are so great. If it burst, it will be world economic crisis.

All the expect know it will be war, riot and people dying if there is a huge economic collapse. They keep delaying the process. Printing more money, borrow more but the productivity never increase. They never can recover/paid back those debt.

Same thing happen to Malaysia property, in the past 10-20 years, the most we housing loan is 10-20 years. but now, 30-35 years to repay the loan. If our parent borrow for 35 years, mean after they retired, we will need to pays for their debts for many years.

These days many people just keep enjoying and spending the future money. With the mentality of enjoy now worry later. With these mentality the next generation will suffer the most.

It getting worst and worst, only those country with good resources (O&G, Plantation, mineral & etc) will get thru the crisis first. The rest will suffer for very long time. Just like back to stone age.

Of cause no one will want it to happen. But is better to understand and well prepared for it, then sitting, enjoying life like no tomorrow.

Very upbeat sentiment.

According to the video about Bank, debt is creating inflation. Not the other way round. Unless i understand it wrongly. Haha...
I'm not sure why he said no bubble. I think everyone should agree there's a bubble. Just that bubble won't pop. 
Not so according to this:-

http://www.malaysiafinance.blogspot.com/20...legs-still.html

Why The Bulls Got Legs (Still)

Understand risk doesn't mean pessimistic. When risk is high and still insist to bet is not dissimilar to gambling.